The key is to bundle buyer agency services with title/mortgage services.

It had title problems that I fixed and it needed $100k rehab.

I'm looking for someone with personal experience dealing with a wholesaler friendly title company in Alabama.If you know any, please let me know.

Then I need to go back and explain the escrow process and how they should never send that money to a seller and it should only go to a title company etc etc....So you take a cat like Marco who's been around every day for a long long time, it's not surprising people would blindly buy whatever he was selling.

Quote from @Ben Whittington: Title says it all - how much do you, private lender, pay for attorney's to prepare your loan documents (contracts, promissory notes, deed of interest, etc.) and where are you located?  

To answer the title of your post, selling fsbo can be a good idea if:- you have experience selling RE- you price the home to sell- you have systems in place to collect inquiries and facilitate showings i.e. call center/email/google forms for screening inquiries, showing agent, lockbox, security alarm, etc. - you have dozens of local agents who can market the property for you and bring you a buyer- you are listing in a desirable area with low-inventory - you are not in a rush to sell

If I was the originator on this loan (loan officer, lender, or whatever title is used), I would have made this restriction very clear to my borrower if they had explained that they wanted to eventually use the property as a rental.

That may not matter to you, but I tend to want to work with other investors, even my loan originator, realtor, title company, etc.

In my experience all liens and rights for ownership and tenancy do not run with the title once the sale and transfer of deed to you is made. 

Well, once I started the process of buying I was quickly introduced to the importance of title insurance.