Here's my scenario:I bring $18k cash to the table.

If house hacking a 3-4 plex that has 3 bedroom units is even on the table then I'm really surprised you don't qualify for 2 mortgages at the same time.

This house needs very little with the roof being good, new water heater, high eff. furnace, a/c, appliances are all less than 7 years old and according to the owner, just needs paint and flooring in the bedrooms because the carpet is worn out.

why are you paying for water and sewer on a single family home? 

Just explain the situation I recently purchased a property last summer all cash but could not get the deed untill dye test was complete 40$ water company came out and turned the water on.

My take, these are rather uncharted waters we are in now, and the FED is not exactly sure which way to turn.

(like 10k+ closing costs quoted from multiple banks for a simple refi)Insurance in the 300 per month range vs 85 for the same property if it were held privately.Town taxes such as water/sewer/property are billed at a higher rate.Plus more.So, what I am thinking of doing is:a: quit claiming the deed into my personal name.b: adding a million-dollar liability policy to the standard dwelling/fire coverage to protect my assets.

If you got some leads you could always ask some other wholesalers to partner up on the deal and that way you can watch how they get go from the first meeting to the closing table.  50% of a deal is better than 100% of no deal.  

The building really needs all new windows, its got old aluminum windows that sweat a lot (Water in the window seal) and it causes mold issues around the frame.

I sell mortgage notes all the time that pay 12% annually and have tested the waters with many other rates to end up at 12% again and again.