The more precise question will be, how can i do it out of state?

If only those goofy rules of 1%, 2%, 50% were black and white - - they are not.Many parts of the country don't even get 1%, so your precise 1.23% is on an imprecise 'rule of thumb'. 

Not sure that I agree Chris Martin That can work precisely because they won't write it into the contract.

IMO, all your arguments on retail purchase enumerate precisely the problems with SFRs, even at discounted sales, which is why I much prefer MFUs - - each and every objection disappears.

They might need more or less.Hopefully everyone and myself have gave you some good options.We also coach on this precisely so if you're interested private message me and I can get you some free info to get you started.Thanks,Chris

You can get the key items yourself with a decent amount of precision (market rent, vacancy, management fee, taxes, insurance) and can take a stab at repairs, cap ex and other stuff.  

Use that information gathered to buy a property and rehab yourself or cherry pick the turnkey providers inventory knowing you're buying precisely what you want...If you don't have time to do that don't invest out of state. 

I would want personal meetings with them.... let them know what you can do... and get a precise criteria for them.again can't think of a greater waste of time and energy to do wholesaling do all this work think you have a great deal and you can't close... if you listed it as an agent it would have sold and you would have got paid.. as you have this little thing called the MLS that goes to thousands of name on the list IE realtors who then have their 10 to 50 clients.. its why MLS works... its a buyers list on steroids.

For most remodel work you would cut a somewhat precise hole in the drywall, pull your wiring out of the hole, make up the electrical connections and tuck the wiring and housing up into the hole until it "snaps" into place. 

If it looks like a good investment they'll go for it and in your case this is precisely what your father wants you to do.