THey are my last hope to get back what money I put in.

But at a high level... there isn't a magic formula only the pros know... but the pros put in the work to learn how to make a website really perform well... which does take putting in the time and the work to learn it. 

-What sort of protections can be put in place for the buyer?

So you're asking a tenant to use a system you have put in place, then when it takes a couple extra days you want to charge the tenant - regardless of the tenant's intent and the fact that they are following the rules you put in place.

You can always put in sweat equity to do repairs / renovations but you still have to pay for supplies and other associated bills.4.

Building a strong team, including a knowledgeable accountant, can make all the difference as you move forward.Best of luck on your journey—you're on the right track, and it’s clear you’re willing to put in the work to achieve your goals.

I'd then put in another offer-same as before  but for $4500 less explaining that the deposit the realtor has because they failed to present the amendment to the seller is the seller's money and therefore you are offering $4500 less (because they will get that money). 

We put in some work after we purchased it and it is making some money, but we have not hit our 10% return goal yet.

No restrictions or caps on supply, and I don't expect the City to revisit this anytime soon as it was about a 3 year discussion that I think council is happy to put in the rear view mirror. 

No, you said how does one find a "deal" without a wholesaler, it's very simple, you simply put in the work to either (A) be found by these sellers who are "deals"     -OR- (B) you approach them yourself.