What about just performing an inspection to see what kind of condition you are looking at??

Here is the other thing ... from what I can tell, banks actually make more as the servicer of a non-performing mortgage ... so they have zero incentive to do anything.  

So, my plan is to start my management company and to hire agents/brokers to perform the deals since I legally cannot.I can handle the start-up costs but as far as paying the agent/broker, that's not feasible.

But after all that is said, thank for caring at least enough about the seller to pull out early when you realized you were not able to perform.  

I don't know if this applies in your area, but in California a licensed real estate agent had to perform a short sale.   

The low priced stuff never performs the way it pencils out.  

But, like with sports.

We have everyone who moves into our community fill out an application and we perform our due diligence check of their background, credit....  

The buyer hasn't performed but you don't want to move on so you have been allowing them to skate on a few issues in hopes that they will get their act together.

Some of these you could do now, some you might want to safe for when you have a larger budget, but here are a few ideas that my clients use:Signage: Bus SignageBus Bench / Stop SignageCar MagnetsBumper StickersBillboards / at Local Sporting Events Internet: MLS (Realtor.com)Lead Generator WebsitesFSBO WebsitesPrint MediaDoor HangersFlyers Around Town w/ Pull TabsBusiness CardsValue Pack CouponsCoupon SaverPizza Box AdsAD Placement in:Church BulletinsLocal Real Estate PublicationsLocal Business JournalsTV/Radio Commercials on TV StationsCommercials on Radio StationsCold Calls/Direct Mail Campaigns to Property Owners: In Pre-ForeclosureGetting a DivorceWho Live Out of StateWith Low End Rental PropertiesWith Vacant or Rundown PropertiesWith Building Code ViolationsWith Health Code ViolationsWith Fire Damaged PropertiesWith Delinquent TaxesWith Expired ListingsWith Single Family Rental ListingsIn ProbateEvicting TenantsNetworking with:Bankruptcy AttorneysProbate AttorneysReal Estate AttorneysInsurance AgentsOther Wholesalers Real Estate Investor AssociationsTax Lien OfficialsContractorsProperty Management CompaniesDevelopersREO Department of Local Banks MailmanCity OfficialsMoving CompaniesBuildersMarshallsBail BondsmenAgain, don't try to jump into everything right now but copy & paste this list somewhere.