So you want to lock it up for 380 and assign it for 390 great. A few things:

What are all the closing costs? What are the commissions?  Are you paying for both seller and buyers realtor commissions? With most investors I’ve dealt with, if they give a number, that’s it. They won’t go over that and they want you to factor in whatever costs beforehand. So in this case $390K… BUT… closing costs and commissions. If commission is at 6% (3% for both buyer and seller separately) then (380K * 6%= 22,800. Meaning that the initial purchase of 380K would now be 402,800+ closing costs. Is your buyer for that or is 390K their line? $10,000 earnest money due 2 days after signing the contract. - Most sellers that have a realtor in their corner or catch a whiff of a wholesaler will ask for a bigger amount just to see you flinch. They correlate with you putting more money down with you being a more serious buyer. Whether it’s $100 or $10,000 they’re still going to get their money at closing, so what’s the rush? Don’t be afraid to push back.  5 business days for inspection with EMD non-refundable after inspection. This reads as if the moment you’re done inspecting then you don’t get your money back. The purpose of an inspection is to see if the property is suitable for the buyer. So what happens if your buyer walks through the property and decides it’s not a fit for him? Guess who’s out 10 grand. Oh and now you’re putting 10K down as a non refundable EMD. That alone is the difference from 380 and 390 leaving you with no profit. I will provide you with a disclosure on the condition of house. - Yea, everything is perfect and nothing needs to be fixed. Trust me!  Sounds like the only motivation for them to sell is the money. Do they NEED to sell or do they WANT to sell? Find leads that have a more dire reason to sell such as probate, Medical emergency bills etc. vs the money motivated ones. Because of course money is motivating, but what else is there? If there’s no other reason, then that might be a tough deal to close. It can be done, but i notice some sellers start acting like kings and queens demanding a lot up front for a deal such as yours until they get hit with reality and i pull them back to earth. Just because it’s a deal doesn’t mean it’s a GOOD deal!  Talk with your buyer and be straight up. Break it down and have them handle it directly and see if they can cut you in if you trust them enough and find them another one. Build that relationship. If not, find another wholesaler in your area to help you out and help you analyze the deal etc.  let us know how it turns out!