The others adapted right quick and the people I have placed are a dream.I only have one issue right now-I am pretty capable of navigating the protective laws of 3 or more units here in NJ- but one thing drives me bonkers: I cannot give a tenant notice of non-renewal for renovations.

That person with no rental history and nobody to vouch for them financially wouldn't pass my criteria.

Hi Corey, Please check out MB financial bank.

Is it all on me and how do I protect myself?

Check out Old Republic Home Protection. 

I am looking to purchase a multi-family soon (with plans to live in one of the units) and am considering using an FHA or 203k loan to get started.My original thought-process on a starting point was to set up an LLC in order to protect myself before even beginning to analyze deals.

In any case, once they leave, likely next spring, I want to make sure I am protecting myself as much as possible. 

Why not find a real deal below market then you might actually be able to cash flow and if / when prices drop in the next downtown you are protected ?

I'm new to Wholesaling, and marketing has completely broken me financially.

@Patrick Philip  Most realtors opinions are **** and they cannot be held accountable legally when you make financial decisions based on their advice.