I would skip this and buy a 4 family with below market rents and raise rents and do value ad to get rents up to market!  

I still am on the lists of all the major wholesalers and still show up to showings occasionally on properties that might have enough margin for me but have not purchased recently from a wholesaler.Just like Adrien says, they provide a service of marketing and negotiating contracts for you.

Yes - and even when its out there its typically impossible to qualify (need high rate and high DSCR and typically would have to qualify as a LTR - so almost a unicorn or in a really bad market)

IMO better options- If you don't need the money in the next 10+ years look into Annuities I'm seeing 7-9% and you don't have to participate in market downturns.

Cleveland would be a great market for you.

Access to Cash Value: A properly structured permanent life insurance policy (like an IUL or whole life) can build cash value that you can borrow against for property acquisitions, renovations, or even as a safety net during market downturns. 2.

I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

Look at their marketing strategy.

Have you looked into the markets you want to be in?

Cheapest marketing model I’ve put together.