(I was gotten over on when my true first opportunity was lost to a dishonest investor.) 

This is a get out of jail free card for dishonest tenants.The only out for landlords is to sell and have the new owner move in, forcing an eviction.There's a good Times article about how small-time investors cannot be compared apples to apples with corporations/wealthy investors - and how moratoriums are hurting small landlords which is generally bad for affordable housing (strapped landlords will be forced to sell) - but I'm not sure if linking articles is allowed here.

Personally I just find this to be dishonest to remove items then try to go back on word. 

You are contractually obligated to pay the REALTOR even though they apparently suck at their job or are dishonest.

But a single house out of state won't justify a PM and you can get a bad PM that is dishonest and incompetent.

@Wendy Busa Sadly there are several wholesalers who are dishonest and don't practice good business skills.  

I've refused to work with certain owners because they are micro-managers, penny-pinchers, dishonest, or asking me to do things that are not honest/legal/moral.

I am both the owner and PM and am not dishonest. 

I was able to recoup $80k plus interest from the first dishonest PM.

So in other words don't partner with anyone to show you how to wholesale because I am willing to bet they do it wrong, are dishonest about it and their lead generation strategies are laughable.THat said,get a website going, start your social media accounts, make noise, be noticed create your brand and document EVERYTHING on their.