You might have to just pick up the phone and start calling around. 

It could be a move in ready property or one you pick up, renovate, then house hack.  

She's picked up a couple of Mobile Homes recently!

I picked wholesaling because it seems from my research there is little to no risk and the capital to start is pretty low ($10 to $1000 if not in the hundreds).

Hard/Private money is great if you find the "right lender" and terrible if you pick the wrong one.

And be prepared to discover that employment verification has been outsourced by some employers to some third party operation such as The Work Number - and that these third party operations charge a fee (roughly $20) to verify employment; so do you pick up the cost for that, or are you planning to pass that along to the applicant?

Pick from those that are younger so they are still in the business when you're not. 

Sometimes, you pick your battles and what is really worth your time and energy to fight.

The price is an attractive one and so I can see the reason for their refusal.I spoke to my broker and he was accommodating to the idea of him being my agent and so it looks like I should be picking up the commission.  

Just curious, how did you pick Birmingham, AL as a place to invest?