If you are waiting for a deal to be on the MLS or brought to you by an agent then it would appear you are not faster than a wholesaler at buying a deal from a seller direct.Step 2 is closing on the deal.

Now it’s been brought up twice. 

They refused to pay rental loss coverage, because it was not brought up in the conversation by word, and also at that time i found out that the central a/c that was on the property was never permitted correctly, so they refused to cover that cost even tho i had copies of a so called permit and bill of sale. 

Used all the money plus brought in 20 k to make the rent low enough to make sense and be safe.

My idea is to buy the properties using a HML then in a year (once we have done some rehab and brought rents up to market) finance the properties under a commercial loan.

Personally, if you brought me a deal that met my criteria, after your assignment fee was baked in, I wouldn't care if your assignment fee was $50k. 

Then i had that thought and wasn't sure who to asked or if it was even a good idea, so i brought it here.

Now that you have brought it up I still won't consider it as a possibility.

@Michael Bentz  yes  you got it. that's it, you have 80k that you brought in initially and the capital growth of $100k. so all up $180k Have a read of my Blog post here, about Refinancing Multifamily With BRRRR That would give you another prospective.

We thankfully got a home equity loan with a 3.25% interest rate very quickly through our bank and brought 100% of the cash to buy it in the form of a cashier's check at the closing.