These are merely suggestions , since i having started working it per say. re: the hang ups unless you want to call and directly say something like " I see i've missed your call do you have a house to sell" i would simply send another letter and maybe an experienced wholesaler can chime in here but I don't think you should send the same letter.As for the problem of not closing i guess you can chalk it up to learn curve. it's a numbers game (or so i'm told) so keep trucking

Recieve frim the seller the security deposits at the closing table, or proof that the tenants didn't pay them. 

You should do what you love Learn every part of construction that you can then you can offer your services to other investors and be able to jump into the game with low funds or bad credit.

Thinking about getting back in the game, but the cheapest multi-family in my area is around $600K so I feel kind of hamstrung.

I am looking for a mentor, not looking to share profits(unless I have some skin in the game), otherwise I am willing to do some of the day to day stuff that you don't want to spend your time on. 

I found one that plays the Cash Flow game by Rich Dad Poor Dad once a month, but that's not what I'm looking for. 

From experience, hard money guys like to see at least 15k (your skin in the game) in the bank before they will give the green light on funding your projects.I have not personally done any wholesaling, but from what I have gathered, you would have plenty money left over for a good marketing campaign!

It all comes down to the end game.  

Owner occupying a 4 plex is a great way to get in the game with as low as 3.5% downpayment FHA.OTOH 5 and great units are financed as commercial mortgages usually higher interest rate and maybe only fixed for 5 years then adjustable. 

feel free to PM me, i have a couple contacts we can possibly JV if theirs anything of interest on the table.