Plus they would have an incentive to have the absolutely bare minimum insurance with a HUGE deductible, since that would be in you too pay for. 

Bare with  my jumbled thoughtsAt the end of the day, renting properties.

But most airline pilots start out flying single-engine Caravans full of cargo in the middle of the night and can barely afford food.

WHY pay them a fee (sorry wholesalers) when they themselves barely know how to find a deal and you can do it yourself better than any of them with less work more volume and better quality leads through SEO.No everyone, D4D is ABSOLUTELY Not the best.

If you are barely breaking even on this property you should probably just sell it. 

Once I rent them and refinance (5 year terms, 20 year amortization) they cash flow but just barely.

When I started investing I always tried to pay the bare minimums.

My reccommended rule 24hrs is most reasonable...if they're taking longer than that...than they could be neglecting in fiduciary responsibilities.The scripts i was taught was "8-12pm we are working on you the clients behalf"(and actually do...not just say).That seems to be the bare minimum standards...and aside from that take no longer than 24hrs(within sensible means)...a good agent should typically reply in 1to2 hours(during cant miss meeting).Long story short in texas by trec rules(if applicable) he could be neglecting his fiduciary requirements.

As a worse case get get the property gutted to bare studs, 6 months to 1 year rent and charges and some extra for TI for the next tenant.We have bought portfolios of occupied and vacant bank buildings so have a little experience.  

Mostly because only a very few people were doing it, the people who were had the cash to close; if we wanted to “flip the contract” almost every title company would do a double closing, and some very motivated lenders were willing to finance the end buyer’s total purchase price.Now, I receive 5-10 texts weekly wanting to buy my properties; God knows how many phone calls (unanswered), spam (junk filtered) emails galore, and if I happen to inadvertently answer the phone call I get a person who can barely communicate in English reading in monotone from a prepared generic script where it’s totally obvious that I would be wasting my time with someone who is mass marketing looking for a seller who knows nothing about the value of their property.One individual called me a few times(years ago), had researched what I owned, how much I owed, and the likelihood I would be amiable to an offer.