Tenant forgot to cut grass before leaving out of area I get a bill, Tenant car broke down and is in the yard while he works on it I get a bill, you get the point. 

They are not trying or they are the type of person who likes to cut corners. 

@Amelia PoselyYes, or the wholesaler could just send the entire lead and referral agreement, and sell it for more and just miss out on the big cut and just get rid of the problem properties

Too many investors are leaving money on the table simply because their tax professionals are not aware...rarely, are they tax strategists and it is so much easier for them to do straight-line depreciation.

Making this decision cut basically everyone out of my life.

With that being said, gather a list title companies in your area, call them one after the other, and shoot straight - " I wholesale real estate and I am looking for a title company to work with.

As for buying straight up conventional or private, in a non-owner occupied situation, in my experience, you are not likely to find a solution for less than 20% down in the general market place. 

I purchased my first property, a two-family back in September 2020.First, my loan officer told me as of early April, Fannie Mae and such has been cutting back in adopting cash-out refinance loans from lenders by a large percentage, making refinancing second home/investment properties much harder.

The reason is there's an exemption for homestead that cuts out most of it.  

They wanted to cut out the listing fees, save where they could in the transaction, and needed TIME TO MOVE things out of the distressed property.