@Jason HopkinsYeah he made me realize wholesaling is more effective with off market properties

You effectively loan the funds to the Qualified Intermediary necessary to acquire and close on the replacement property before you sell your relinquished property. 

Once you have a good sample size direct mail is pretty cost effective.

It is the most cost effective.

Well, if the tenant is the only issue, just sign an assign/assumption agreement on the lease and honor it from close until the lease ends.As far as making seller financing attractive, if I was a seller I'd like to see:1) Sizable down (which is why it may not be an advantage to a buyer)2) Higher rate than market (another reason it may not appeal) since you're not closing at close3) Some kind of default provision if you lay waste to the property or (if it's effective) you don't pay an existing mort or prop taxes and the prop goes into default with some penalties.

Two bedrooms would be more effective,  just a divider wall and an extra closet and window.It is 375-450 square feet ?

Effect on cashflow?

Along with that, I would say if you do decide to attend college, choose a university or community college that is cost effective.

My guess is the inspection company would inspect every property, but it is not cost effective so they propose a sampling.

Learned invaluable skills on creative disposition and more effective negotiation skills on acquisition.