For example when i first started out i had asked about 20 realtors i my area if i could borrow their commission (buyer agent's) and just pay them 60 monthly payments out the the rent cash flow, and 19 said no but 1 said yes.

@William EllisI am not familiar with your market but what I did here in mine was I borrowed hard money to basically cover the purchase and rehab. 

Due diligence, legal documents, finding borrowers, turning your capital, all of this can add up to as much time and trouble as wholesaling if you are doing it all on your own.There is the partner route suggested by @Mark Mynhier above.  

Without reading the regulations, I assume this would not be allowed:"Line 14Investment InterestInvestment interest is interest paid onmoney you borrowed that is allocable toproperty held for investment.

So the real question I guess would be; should I really consider this on a wholesale deal, with 120k I will have to borrow?

The borrower’s partner ran away with the funds to renovate the property and, rather than let us know there was a problem, the borrower tried to hide it from us.

I have the ability to borrow up to $48k from my retirement plan.  

I've read that, if tenants are in place (with financials to verify), banks will increase the amount an owner-occupant can borrow.

Further, a Borrower has rights to reinstate the loan and rights to redeem the property from the loan.

So when you develop your property, you can borrow some high value from your neighbors.