I know Overland Park is prime area so the appreciation is high but there is little to no cashflow.

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?

Mobile county is more than 1%. some counties in Ohio as high as 2%+.

Even for a credit union that's pretty aggressive, and at a high level, seems like a great deal. 

@Kyle Neimeister highly recommend narrowing your request!

If they want to severely overpay, cool, but as others have said, the risk of default in this case is probably high 98th percentile. 

My apartments are in a lower income area, so I don't want it priced too high where it is going to scare them away from applying.

Shelf appears to be 7' high.

The one performing is retail strips Fund.Long term I anticipate that 2 of my three MF deals will still turn a decent return (not the heyday level returns, but still high single/low double average annual return).  

Roberts High School.