I am extremely new at all this.

@Eric Hernandez I suggest you speak with a mortgage broker such as Lou Browning at Summit South Mortgage or Gary Strum at Mortgage Investors - both are extremely experienced in what is necessary to purchase your first rental property - because I do believe, FHA requires you sign and certify you will be using the home as your primary residence.

I used to feel bad about him working so hard but now I've just accepted that he's certainly willing to stay and pay the late fee.One of the issues with working with someone who has spent a lot of time in prison (and I have seen this with my partners own brother who has been in prison 3 times) is that there are folks who do extremely well in a controlled environment (prison, the military) when someone else is telling them what to do but do absolutely lousy on their own.   

I could be completely wrong I read "disappointment" more than "whining" in your post.The realtors here are right, they are independent, the need to have a good monetary return on their time, and they can approach their business however they want.

Going off of what was previously said i seriously think you just got ripped off extremely hard. 1 why did you pay cash for a house and not do financing?

You find a property at an extreme discount and you find a buyer who is ready, willing, and able to buy that property at a slightly less of a discount that you bought it at.

As I had decided to shift my business model specifically towards potential Sub2 deals, I determined that refining these negotiating techniques would be extremely beneficial.

@Chris Purcell Hence my disappointment. 

@Kate JohnsonKate,It's a bit disappointing to see the responses trying to convince you to utilize debt when you specifically asked a question on investing without it. 

If you want to be in the rental income business you need to be extremely careful analyzing your expenses.As @James Syed stated your expense ratio for MultiFamily properties will be between 40 - 60% on average on a well maintained property.