However, you mentioned that insufficient funds and low credit score are roadblocks to getting this deal nailed down without investors.This is a massive bone to chew on with your little/limited experience in handling such a large scale project.You might want to offload it to other investors for a fee and revisit your steps to get a smaller deal done.There are several moving parts for you to synchronize and make it happen.I am not saying it can't be done, but, you have a steep hill ahead.Good luck, best wishes and please keep us informed about you positive or negative success in closing this deal.

So I tightened my budget and began saving a large percentage of my pay, but set a goal to revisit real estate in 2015.

If your confident that quitting is best for you, I suggest you take some time to read the E-myth revisited ( link) or another business book. 

I was ready to go LLC and honestly revisited the Due on Sale debates.. and got freaked out.. and am now evaluating the trust+LLC combo.

I think you should revisit the notion of what wholesaling is.

After spending a significant amount of money & time on direct mail I have changed direction, opting to cold call owners of distressed properties instead, although  I may revisit direct mail at some point.  

My only condition is that you read Rich Dad Poor dad by Robert Kiyosaki and the e-myth revisited by Michael E.

my wife bought it for $109k in 2004; i'm guessing it's worth about 65k. in 4 years, i can revisit to get rid of the $90 PMI.

For people considering getting into the real estate investing business, I recommend you read Michael Gerber's "The E-Myth Revisited".

Plumbing has got to be the biggest PITA and if you don't do it right "Harden" the first time you will be revisiting that fix for some time.Lastly be a straight forward communicator by just listening and sticking to your policies.