There are just too many potentials out there to give up on them.

The potential for "legal trouble" is simply cost of doing business.

For me, I keep lunch spots open to meet with people wanting to do business with me including potential clients, mortgage brokers, title reps, insurance agents and financial planners.

If they won’t do that I let them know they may be subject to additional costs for collections, and that will hurt their future prospects for rentals as well as other credit based opportunities. 

Im trying to get used to analyzing deals and Im a little confused on how to estimate closing costs for potential flip deals. just closing costs, not holding or money costs.  

Also, if you plan to house-hack your property you may be potentially qualified to get FHA financing which is much lower than a typical down-payment of 20%.

We have spoken to one of the previous owners who advised that there is an unfinished upper area (somewhat described as an attic) that could potentially be turned into a 5th unit if one desired (apparently the hook-ups for water and everything needed to make it into a sep unit is there but was never done).

Remember you have 45 days to identify your potential purchases after you close your sale. 

I told him I am not ruining my 15 year reputation for 1 potential sale.

It might take a little longer, but I can promise you that exposing it to millions of potential buyers will get you a higher price than a wholesaler will pay.In my opinion, it almost always makes the most sense to go the Realtor route.