As for your issues directly we also had this issue and was told by judge to push as hard as possible and show proof you advertised to fill it and do so as fast as you can otherwise you will be the loser but you will be able to collect if you do on the rent between move in and rerented.

Your agent should be able to direct you to an attorney who can provide advice on this as well as accurately describe the risks to both sides. 

Here is the deal, we sent out direct mail and got a ton of leads, this is one.House: Duplex 3 bedrooms 1 bathroom downstairs/1 bedroom 1 bathroom upstairs, 2 stall detached garage, owner states not a lot of repairs needed (maybe $2,000 total)Current Rent: $1,225 totalHouse assessed at $96,000Current owner owes $52,000Wholesale offer (from our formula that would make sense for us to buy it wholesale): $53,000 cash - owner declined (too low)If we keep it to rent out do we get a hard or private money loan to purchase for a higher cash offer (we think he would take $70,000) and then take it to the bank after a certain amount of time to get a conventional loan because we will have almost 30% equity in it when we buy it?

It is also our goal to cut out realtors and have direct access to the MLS.

Why not send direct mail?

Ask them directly about monthly fees and their management agreement. 

It's okay to be different.A couple examples:1) If everyone is going after Pre-Foreclosure Lists, or Probate leads, maybe you should attack Tax Delinquent Lists.2) If everyone else is contacting by direct mail, maybe you could get actually call, or knock doors.DARE TO BE DIFFERENT (you might fine that a niche acquisition strategy will serve you best).We wish you the best of success,Reach out if you have any questions,ADAM ADAMS

Just be straight, direct, honest.No one cares if you were driving down the street.. in fact.. actually.. they DO.

So the question would be could an equity partner be brought to achieve the buy out and then pay the investor after the the building is refinanced anyone care to chime in and give direction possibly.

If everyone else is contacting by direct mail, maybe you could get Skip Trace (or TLO).Being the black sheep isn't always a bad thing.GOOD LUCK!!