A better solution, in my opinion, is not to rely on wholesalers,  as not only is it a dying breed due to the sheer incompetence they exhibit due to gurus' wrong instructions and teachings, but, wouldn't it be better to generate your own leads through a high performing website?

The goal is legitimate: due to complex tax rules, you have opportunities to game the system by selling some of your investments and intentionally generating either gains or losses.

Initially, I was cash flowing, but 2023 and 2024, I have been negative cash flowing.

No pocket listings = agents aren't even calling for new leads anymore, rising interest rate has nothing to do with an agent's ability to generate leads.If you mean multifamily apartments, 5 units and up, some of those agents will know, but not many until you are over 10 units which are more listed by only commercial brokers which I agree do understand seller finance.

Initially, the properties that I buy in another market don't have to cash flow a lot, my metric is $150, as I'm focused on the long term gain when they're paid off  and I have a W2 and am also a realtor.

I do not see a need for extra cost or tech not all of your guests will appreciate (i.e. older generations).

We've run about a 20% vacancy rate. 2 of our MTRs have been great, the third we sold after it wasn't generating enough inquiries over two years of effort.

This seems like an odd strategy - purposefully invest in an asset that loses value, with the hope that it will regain value (so you at least get your initial investment back) all to save a little on taxes. 

Purchased and sold on the same day, it generated a $50,000 profit.

I'm struggling to generate extra lead flow from builders, mostly because it's so difficult to identify folks that are doing ground up, business purpose construction.