Yearly rent is 72K and paying 28K payment (include taxes and ins.) plus 7200 in management fees.

Instead of looking at the "equity" (which only makes sense if the market continues to rise and doesn't drop) look at the fees/monthly payments and how comfortable you are with paying that amount (even if wholesaling business slows or your house is suddenly no longer worth the mortgage you have on it). 

And they are basically telling me tough cookies.I want to speak with a lawyer regarding this to see about having them help in the payment here.

The smaller commercial lenders I've talked have asked that I have 6 months of mortgage payments per property to act as a "buffer" prior to lending on a second one. 

If it's non owner occupied you'd need to do a conventional loan which comes with a 25% down payment.

I know for a fact that the borrower will never make payments. 

So I would therefore need to purchase a house worth more than $70,000 using the $20,000-25,000 as the down payment and reserves for the purchase. 

How much of the $3,000 do I use for the purchase price.Do I need to collect more money to help with the down payment or have them do it for themselves?

Great tenants, want to keep this one.four properties on a business line of credit, interest only, the interest rate just increased to 6.5%. owe 200k, monthly payment around $1,074.  

It's come time for me to sort out my insurance and I thought I could set it up on monthly payments and this might be a good way to help me start building a credit rating, but it seems that in general, insurance companies won't report to credit agencies unless it's negative.