However often the properties are not really in the better parts of town and don't always attract the best tenants.I've always thought real estate is not as passive as people will make you think and maybe the buyers want. 

Quote from @Elliot Rosen: Use a licensed and bonded foundation company and keep the invoices, and disclose it to the buyer.

Have you connected with any note buyers directly yet?

You can sidestep most of the headaches if you stick to these five golden rules:- Know Your Market Inside OutTake time to research neighborhoods, property values, and what buyers are looking for.

or partner with a buyer for a flip? 

So, you, as an individual, may not get to the same rate that a MASSIVE national builder can...but you can certainly offer credits to the buyers to help buy down the rates. 

I dont like the ideal of prospecting 5 days a week and im a single dad so the weekends are a no-go. 4 days for calling 3 days for follow up and appointments. 

Banks will be reluctant to lend you and other buyers/borrowers a mortgage for a building like this as it is seen as high risk.

The properties I am seeing in this situation in Toledo have been sold to the 1031 exchange buyers at extreme prices.

This also may be a good way to get an in working for someone with more experience since being a new wholesaler who doesn't even know where to start makes it very hard to start.Also, don't start telling people you are a wholesaler before you have marketing going out, a small buyer's list, and at least one property locked up because everyone wants to be a wholesaler, but it's not actionable until you are in the game.