When I finally bit the bullet I had a company come out and give me a quote.

Thank you to everyone who chimed in, this has been SUPER helpful.I've been able to negotiate returning half of the deposit with the tenant so I am going to bite the bullet and pay that out of my own pocket.Going forward, I'll remember this as a lesson to make sure this is covered (I'll definitely be buying more properties in the future).Thanks again!

If a risky applicant is not willing to sign a M2M lease be thankful that you dodged a bullet.

If you want to stay in REI, I would recommend biting the bullet and getting a PM - its going to make your life so much easier.Now, a more complicated option (but one with some great long-term benefits) would be to consider a Charitable Remainder Trust.

Dodged a bullet with that one!

My thoughts, in no particular order: 1) walk away; 2) conventional financing at their asking price, understanding that if the properties appraise under their asking price I either bite the bullet, they come down, or I walk away (and am out the cost of three appraisals). 

I'm about to make an offer on my first larger multifamily (20 unit apartment complex) and the non-disclosure I was asked to sign in order to view the financials has a bullet point that says I'm "acting as an Investor only and therefore am not entitled to commission."

When that happens to me, I feel like I dodged a bullet--better a vacant unit than a unit with a bad tenant in it. 

Bite the bullet til then. 

There really isn't a magic bullet for being able to buy from wholesalers as much as you just need to be on their list.