So if it takes 10,000 calls to get one closed deal  that's $4k per deal which would still be worth it.

I live in San Diego and am trying to purchase my first investment property I have about 150K to put down but am struggling to find deals that meet my price point. 

I've also developed a spreadsheet for a TRUE rental income calculator—which goes beyond just calculating net income—by incorporating many of the parameters you mentioned.Do you think it’s a good idea to buy a new construction house from builders for the first deal, especially considering aspects like tax offsets and depreciation?

The second was Hugh Jones and it started out ok but eventually they started really pressuring me to buy Big deals, 30-100 units.

I do the occasional Big Island deal - either side.

I'd underwrite the deal as any other - make sure you are conformable with the quality & tenant base. 

Brand new to real estate investing and I am looking to complete my first wholesale deal. 

Crexi, Loopnet are probably the two biggest but why not work with an agent that can present you with multiple off market and listed deals?

If you have a good agent at Networth Realty they will get you a fair deal and keep both sides honest.

Whether that’s underwriting a few deals, reaching out to agents, or networking with investors, progress comes from momentum.Looking forward to hearing more about your journey!