But, I don't want to wear all of those hats.

I would imagine that there are sold old hats here you can assess these types of commercial deals, but short of that, I seriously doubt most can even identify the long list of issues to consider in a commercial deal, it is beyond the scope of this site and would be very difficulat to discuss details in this manner.

@Henry Washington hats off to the great start!!

The part where I disagree with you is your accusation of being unethical or stealing equity from the seller, I have worn many hats over the year and I can tell you that as an investor, landlord, flipper, developer, wholesaler, or whatever title you put on your business card you should ALWAYS be looking to get a DEAL otherwise you're not investing, you're just parking money by paying retail and you would probably be better of staying out of this industry. 

If I were to show up on-site for any of my rehabs with a hard-hat, the only thing I'd be able to do is give my contractors a hard time--and maybe shoot the breeze a little.Keep in mind that this is a business, and you need to treat it as such.

It's an ever changing set of rules and demands on work time.Sometimes an Investor has to wear many hats ....A Deal MakerA RealtorA Loan BrokerA Title OfficerA ContractorA TradesmanAn AccountantA Property ManagerA LandlordAn AttorneyAd NauseamFind competence and delegate if at all or when possible.Remember this ......

I would never try to impersonate an agent to get a signature, but I will pull a few rabbits out of the hat.

But I do not know very many full-time successful pure wholesalers (Tampa Steph, hats off to you!).

@Dashon Jones, hats off to you for getting started. 

I'm now wearing the landlord and property manager hat, which has blessed me with being able to pay my monthly mortgage payments with the rent I receive.