That doesn’t mean it was purchased “below” market value.  

Stessa is a great option, but Baselane is my current personal favorite, partly because it doesn't require that you use a special bank account for rent collection like Stessa does. 

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.

Debt doesn't bother me. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

The HOA doesn't have the 10% minimum in their reserves account (savings account) and Freddie Mac won't lend on it. 

Doorvest doesn't care. 

Management doesn't get a percentage of cleaning fees so something seems off or else its just very different there than here in Illinois or Tennessee. btw: Is there any way to eliminate the propane?

Unless it's rapidly appreciating it doesn't sound like a suitable rental anyway if you have to come out of pocket that much. 

I'd like to know where the other really big markets are, because one size doesn't always fit all.