They're probably desensitized to some degree because they know how much work and effort went into learning their craft.

I’m in search of a real estate attorney to assist in the crafting of the purchase and sale agreement contracts that I will be using for my wholesale deals.

What I recommend you'll want to do is spend some money on an attorney specializing in landlord/tenant law and have them help you craft a game plan that will hold up in court.

Hello everyone, as of late I thought I was pretty confident on my ARV analysis skills, but lately I find myself meticulously adhering to square footage as I look at comps a little too much. 

Even with a small rent increase in each unit, say $25/unit makes a nice addition in the cash flow category.The previous owner has been meticulous in caring for the property and really there is nothing that needs to be addressed immediately. 

Learn your craft and make it happen

There are ways to craft, position, and present financed offers that make them very similar to cash offers.

You would then want a really well crafted Operating Agreement so ensure all the members understand their roles and responsibilities (Def would cost you WAY more than $500 since you do not want a templated OA).  

This LLC needs to be crafted in a manner that properly reflects the IRA's ownership and addresses the tax-compliance matters associated with that ownership.

You don't have to be a "full-time" agent to be successful but you have to practice your craft and be willing to put in the time and effort to learn the market and the industry If you want to become an agent just so you can save money on the commission but don't plan on learning the industry or practicing much then you are going to lose more than you gain over the long run by not having an agent with market knowledge on your team.