You'll be texting/calling/leaving messages for the tenant to "please catch up on rent" with the hope they will choose to pay rent. 

The case for a local lender is that they have a reputation (hopefully) to close deals on time.

The greatest thing you could do at this stage in your life is choose a career path that doesn't involve taking out debt.

There has to be a world where there are more options out there for the consumer/buyer to choose the level of service they want (full service, limited service, and self-service) and effectively get back part of the buyer agent commissions as a form of a refund -- or just have more leverage in the transaction because they aren't represented.Thoughts?

I do not want to screw up my reputation or hurt any sellers who are already in a bad situation.

I am a property manager and I want to choose a vinyl flooring brand and stick with it so I can go back and find more product  that will work with my leftovers.

@Yashar Fred most traditional rental investors that I know here in San Antonio are getting just over neutral cash flow in year one, when choosing areas where they expect strong rent growth and appreciation.

Probably my age showing, at 56 I would likely keep the $800 month knowing that at a later date I would still have that equity and be able to sell for something similar (while there are ups and downs I choose not to sell when the market is horrible).

I would think once they signed and sent payment it is going to be much harder to back out but that also depends on how hard they choose to fight it.  

Ultimately, the route you choose should align with your long-term goals so I'd definitely gather as much info as possible on NY & PA wholesaling.