No miscommunications between me and a listing agent.

@Mounir Semia I have an investor that will do a first and a second up to 95% on the wholesale side

Maybe true, maybe not.I took it 100% online and as far as I know passed with flying colors.

"Done" she said.I bought Hardi panels and cut them to replace the skirting, found a suitable 5 gallon can of "whoops" exterior paint at HD, bought a toilet for $5.00 and a faucet for $5.00 at a yard sale and a discontinued pedestal sink at Lowes for $20.

I came across an awesome opportunity for some rental properties I'll outline to you.Seller has a 7 unit, a 5 unit, and a 4 unit.

You didn't ask but to confirm - yes you can combine sec 121 primary residence exclusion and a 1031 exchange to complete eliminate and defer all tax on gain from the sale - a great strategy. 

You are landing one wholesale deal per week/week and a half give or take, based off your numbers?

I have used seller financing from both a buyers position and a seller's position!

There are many cities like this across America, and as @Matt M. mentioned, those economic factors don't turn on a dime barring major political/economic events.

@Christian Cody Financing costs are specific to the owner/investor and as such are not included in calculating NOI.the mortgage debt is not in that $20K #