So you could go with a traditional turnkey company or a hybrid turnkey company which involves an agent selling you properties from the MLS / Zillow / Their listings along with a property management arm in house to take things over post closing. 

@William DeLuca Leverage is the name of the game.

I had it under contract and it fell out late in the game for a very silly reason. 

(Familiar with IRAs, 401Ks, friends/fam, hard$, traditional, VA)- Current VA loan that I could refi into a conventional to free up my VA cert. 350 on 500.- Married; earn solid W2; DTI in the teens; great credit.- Aiming for SFH in Richmond, VA and I have a starter spreadsheet of insurance agents, realtors, home inspectors, mortgage brokers, and contractors that work in the area.- Ingesting as many BP podcasts as I can!!!!

I'm worried that if they break their lease and leave, that leaves me with 3 offices to try to fill quickly, all of which are slightly more expensive than the going rate.I had a thought about offering to this tenant (who is interested in the 3 offices) to invite her to go in on the purchasing of the property, maybe inviting her to be a 10% owner, the thought being that if she has some skin in the game, she would be less likely to cut and run and leave me high and dry. 

I just don't want to get involved in the game of supplicating to the tenant by offering to excuse the rent for the key.

@Felix L PerezFYI- a lot of wholesalers are new to the real estate game because it is a low cost way to start.

This will drive more traffic, as there are many self-employed or people wanting to buy but held back by previous foreclosure/BK timelimites, divorce, etc hampering them from getting traditional financing, and if you're wanting to rent it again quickly, and sell eventually, this would be a good strategy for maximizing your cashflow during the turn.

They aren't the cheapest game in town but they do good work and can be trusted.

Ask questions before you jump in, you must understand the rules of the games before you play.Ask Dmitriy questions and go from there.