Plus, other routine tasks like transferring loans and providing payoffs were way more difficult with them than it should have been.

I've done plenty of deals without and agent, off market not even on the MLS but I'm one of those wholesalers that did things properly, had qualified buyers before even reaching out to sellers and strictly stuck with assignments.Biggest problem is so many "wholesalers" barely have the understand of a deed or what title insurance is so there's an immense amount of knowledge they need before hand which can just be provided to them by getting a license!

Consultants, inspectors, and mentorsProperty managersAssistantsBookkeepers, accountants, and attorneysLandlords if you rent your office spaceYour business partners if you paid them (except if they were strictly lenders)Disclaimer about wholesalers: it is a controversial issue, with some of my colleagues claiming that wholesalers do not need 1099s.

Quote from @Don Miller: Quote from @Kristi Kandel: Quote from @Don Miller: We took a trip to Cape Coral last week.The area seems to be getting back to routine. 

What I mean is, some investors look strictly at cash on cash return, some look at cap rate, others just want to make sure their mortgage is covered.

Avoiding Licensing Requirements and OversightBeing licensed often means adhering to strict state regulations, such as disclosures, fiduciary duties, and mandatory continuing education.

In my area, they actually require a little more than the local municipality and lately have been especially strict on cracked paint because they were recently sued and lost.

bad tenants need to be strictly held to the lease or the will try to take advantage of landlord softness. 

It would cost less, initially, if a person kept it as four units and either rented the property out less of the time or not at all and kept it strictly as a vacation property.Any thoughts are appreciated

This would be the safest approach but also, anyone that is worried or has extra strict oversight in their area could simply avoid anything alcohol related in their packages.