This is not unusual in the retail real estate agent world. 

I would check with your insurance agent and the city.

These are things I would go over with the agents, and get the in there to see what is going on. 

Since you are on the Austin forum and stated you are from Texas, I would be happy to get on a phone call or have coffee with you to help you focus on the task ahead.However, let me remind you, I am neither a real estate agent, or lender.  

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

You can structure the deal to pay him gains at a zero federal tax rate.  

As an agent, you can also represent yourself and put your commission toward the down payment, further lowering your out of pocket costs.

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

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