I can make the down payments in the smaller market on cash-flowing deals, but these bigger markets require 40-70k to make a deal the conventional way, and I just don't have that to invest.

Interested in getting some extra income with converting the extra space in the basement into a rentable unit.Basements in a one-family home can be lawfully rented only if the following conditions are met:Compliance with the Housing Maintenance Code for minimum room size.There is a minimum ceiling height of 7 ft.The walls, as high as ground level, must be damp- and water-proofed if HPD determines that subsoil conditions on the lot require it.The basement is occupied by one family and does not include boarders.Every room must have at least one window.The bottom of any yard or other required open space cannot be higher than six inches below the window sill of any required window in the room.

I don't even think its worth a sub-toSounds like you spoke to collections (who will tell you anything to get money) and not loss mitigation, as paying back due balances are NEVER part of a short sale.

I've consulted a few times over the years with planners and with the way I buy properties, my liquidity requirements, and my concerns about about how government overspending affects the future, makes me a poor candidate for IRAs and 401(k)s with the stifling regulations.   

Do DSCR loans qualify if purchasing through 1031 w/debt-carry-forward requirements?

As noted, commission are always negotiable as are brokerage options (full service to discount companies that pretty much just post it on the MLS and you work with all calls, offers, etc) and an agent can go over likely net out scenarios with you and give you an idea what you likely will be able to net after closing expenses and paying off the mortgage balance. 

One thing though is that there are requirements coming into effect soon where wholesalers will need to get their license in PA for any properties that they wholesale, so you might want to look into that before it becomes official!  

We do all our loans as balance sheet loans, so that means short term fixed rates with 20yr amortizations and 20% down. 

The Notice needs to be sent to each tenant by both proof of delivery required service from the post office as well as by certified mail to the last known address.

One of the major driving factors for increased premiums is the carrier's requirement for higher replacement cost limits on file for buildings.