I can't sell it because when I factor in closing costs, commissions, etc I'll have to bring at least 10K to the table.  

Funds are released when this happens...and they are released to the closing table...not directly to the REI.2 - Once the Investment has been closed on, and income from it established, that income comes in that same escrow account, and is released in this order -    a - Pay the debt service on the Investment (step #1)   b - Pay the monthly payment to the original lender   c - Pay the rest of the cash flow to the REI

Twenty days later, I was at the closing table, as we purchased it with all cash.The same tenants that had made the property inaccessible were the ones we inherited.

Is doing an owner occupy loan like FHA off the table for you?

I would agree with the others of getting educated and figuring out what you can bring to the table. 

In other words, I might be willing to trade cash for convenience.The problem is that wholesalers can't pay anything near retail and I know I'm going to leave money on the table. 

@Stuart Bartwicki might have an idea of an agent who could bring some information to the table. 

I had some liquidity and time, so I hustled and got in with more experienced guys who were able to bring track record to the table (An agency lender will not lend to you, no matter how much money you have, unless you or someone on the team has experience with multifamily). 

If the taxes haven't been paid for the year, the bill will be paid at the closing table (generally), with each party contributing their pro-rated amount.

I own and operate a woodworking business building tables and bars and very custom items for clients.