I have an upstairs apartment in one of my buildings that needs a bathroom exhaust fan installed. 

That means they can be sued, be made to pay legal bills defending the suit after their coverage is exhausted.

I have my ways and was able to work it out so we did parts and contractors did parts... just enough to keep the bank happy.Contractor replaced water damaged drywall in the garage.Contractor replaced bad wood siding and trim on the exterior.Contractor also reattached the bathroom exhaust vents and installed new hat vents.  

They test the exhaust and say - see there is carbon monoxide and lock out the furnace. 

I don't regularly go to networking events (as an introvert I find them exhausting) but I do love meeting fellow investors. 

Now that you have exhausted your Low Down Payment Options (Portfolio-Conventional and FHA) you will need to use a Standard Conventional Loan and put 20% down to get your 3rd Duplex.The sky is the limit...you could continue to buy properties and build an empire or just stop there and enjoy more free time...I have friend who quit his job and just manages his properties now.Be alert, if you time it right you might be able to get down payment assistance/grants (I got $5,000 from a local program and used it to buy my interest rate down to 3.125% which is way below typical market rates for a Duplex).

I do have a clause stating that I can back out of the deal if I'm not able to assign the contract, but I kinda think that ruins your reputation and I really just want to exhaust all my resources and get the deal done.

I'm sure, once my network is stronger, and find other people who understand what RE Investing is about, it would be easier to find others to partner with.Does anyone have any other suggestions, or have I exhausted my possibilities to pull this deal off?

Per Ian's comment in this thread, he has good insight into the crowdfunding space and has done exhaustive research on the various platforms. 

So, I thought I'd try another tactic: just get the "assessor's role" (exhaustive list of all properties in the tax assessor's records).