It's a little tough to find good deals these days though.

it looks like you have found out - correctly - that the vast, vast majority of properties for sale aren't good deals from an investment perspective. 

Having reasonable expectations, hiring a local professional (Realtor or PM), doing your research, and doing everything right (i.e. pro photos, professional design, good renovation, proper amenities and location, etc) are the keys to success in 2025.

I will also be doing all the cosmetic things you can think of: paint, flooring, bathroom reno, kitchen reno, so I am open to carpenter or design suggestions.  

Hey @Joy Daniels, I read everything I can all the time.I read a few blogs that go over products and some design.

Stairs are the only way to get in, no grab rails in the bathroom, ramps that are too steep, etc.From what I've read, all commercial businesses/buildings (including ones before the ADA was passed) have to comply with the rules, unless it would be outrageously tough to fix (like installing an elevator in an already built building).Are all these local business just not complying and taking the risk, or am I missing something? 

So, scope out the competition on #1 & #2 above to understand what the rental or sale market expects.- You will lose money if you go overboard!

I would designing, renovating and managing the property.

That's by design.

Hello Camille,Wholesaling is a sales and marketing business.