Also, I ate and lived cheap, part of the time at home with parents.I guess there is no use in talking about what you should have done.Wholesaling and rehabbing is not a guaranteed way to make money.

I'm assuming there's at least one in my market that will.IMO I'd rather pay more for guaranteed work, completion with few headaches, and very timely completion. 

I have been given the option of buying insurance(684$/year totally) from property manager with a guarantee  of 1 month rental fee(around 1250$),most of eviction costs and coverage of up to 2500$ of tenant caused damages.They also report that they have no eviction in more than 95% of their properties.This is a SFR in a B class areaWhat are your thoughts?

However, if you do that, you do need to structure a promote or something for you for guaranteeing/originating the debt.

I have a dilema i have 2 Rentals  they are Residential ALFs ( single family Homes zoned with city as RALF and operating for 15 plus years as such operators get $300K revenue yearly each Home , I have a 3 year lease with 3 year renewal signed and personally guaranteed by 4 individuals operators running place , the comps for a residential home regular is 385,000 but not sure what that means in my case as these can’t be purchased with regular home loans Here are numbers monthly for each RALF$2900 rent eachLandlord pays$50 Hoa each$64 yard maintenance each$50 pool maint Property taxes here are $2300 per year I know move here then is 120 degrees that’s why they are low

I have a dilema i have 2 Rentals they are Residential ALFs ( single family Homes zoned with city as RALF and operating for 15 plus years as such operators get $300K revenue yearly each Home , I have a 3 year lease with 3 year renewal signed and personally guaranteed by 4 individuals operators running place , the comps for a residential home regular is 385,000 but not sure what that means in my case as these can't be purchased with regular home loans Here are numbers monthly for each RALF$2900 rent eachLandlord pays$50 Hoa each$64 yard maintenance each$50 pool maint Property taxes here are $2300 per year I know move here then is 120 degrees that’s why they are low

Get Personal Guarantees on new or smaller partners. 

Nothing can guarantee a perfect tenant. 

The other units usually require a low or no rent payment by you.Unfortunately a bank is usually involved but the loan is guaranteed  and stays under that loan when you leave. 

This method will take more time to find these leads but I can almost guarantee they will be priced lower than what is listed on the MLS.