Here is a list of lenders specializing in these kinds of loans:https://www.biggerpockets.com/member-blogs/2810/50272-list-o...

They've already basically banned them years ago, except for special "resort zones". 

The #1 complaint about real estate agents and property managers is lack of communication.

You were transparent with your seller and your buyer's agent, and your buyer's agent and broker knew how to get it done.  

I feel like this should be my agent’s and attorney’s fault frankly.

"Ted Lanzaro: is a CPA, author and speaker specializing in taxation for the real estate industry.No, there is a three part test - do you have basis (probably yes because you put &’s in), can you qualify as a RE pro (yes), did you materially participate in the activity of the entity (no - this is where you fail the tests).

When it comes to commissions in FSBO deals, it usually means avoiding the real estate agent commission, which can be around 6%.

Their listing agent said they forgot about it and considered it a small claim not worth mentioning.

@Joanne TsaiYour agent should be able to help you shop this. 

I specialize in working with investors and I would be happy to help you with your search.