Sometimes your risk reward changes substantially with the types of projects you can get into for one vs the other.As some other posters have alluded to, time constraints drive a lot - a light rehab/cosmetic buy and hold is possible for navigating while having a 'regular' job - and certainly managing rentals while working is possible as well.The last one, and I'm surprised no one has mentioned this - is market specific. 

JImmy I could write your script I would elevate myself so far above the rabble that is most wholesalers.. it would be quite easy as well. especially to larger buyers who are looking for some level of sophistication.Most of the larger OREO distress brokers that would have been considered in the wholesale realm are licensed they need to be they don't want to get sued for brokering without a license. but there are some substantial companies that are not licensed. 

I paid the old landlord a substantial $1700 deposit prior to moving in last summer and am concerned about the refund of that deposit and any other small little things I haven't thought of that come along with a new landlord mid lease.

The value of the home has increased substantially over the last 3 years.

With that in mind I think a substantially higher return for my investors would be justified.  

owner finance with short term balloons for someone who cannot substantiate very strong financials today is highly unlikely to pay you off.the only way I have had this happen.. is relative came up with the doughor in one case my lessee worked for a company that converted ownership to all employees and they got about 600k in stock which they sold and paid me off ( 300K) 

I am a high-wage earner (getting a W2 from a Fortune 500 company) with a substantial career growth potential in the future.

I attended college before joining the Air Force and have nearly $25,000 of school loan debt that has hurt my credit score substantially.

I understand that many people from DC have relocated in the county but saying that all or nearly all people are locals is substantially contrary to what I personally see living here.

If the improvements made were substantial then I might also provide invoices paid to contractors as well as a scope of work to justify financing at a value much higher than my initial purchase.10% vacancy is definitely higher- if you've got a stable property that meets your markets rental demands then I would use your market's going vacancy rate (which may not be representative of your EXACT asset).