If you can't break even on the wholesale deal then an agent will probably be best.

They are breaking the terms of your rental agreement.

Oh, and plenty of rest and coffee dates and old Breaking Bad episodes too!  

The other concern is with a sandwich lease option on a deal that's already 4k under is you need to make sure you have a long enough lease period so that the principle payments pay the amount down to the break-even point plus any additional profit.

So I should allow them to break the lease at the end of a given month without penalty besides forfeiture of deposit?

It's just like any other part of the property - if tenants don't actually break it, it goes under "routine upkeep."2.

We decided to pull the trigger with what we thought would worst case scenario we would break even so we could at least get one under our belt.  

That said, even if the rate goes to 8.5% I'm only breaking even and not yet losing money. 

It seems that most contractors want to give you a total cost but none of them want to give you detail cost break down.  

I'm not asking this because I'm attempting to break the law, in fact I'm asking it because I DON'T want to break any laws.