If that is the case, just let them take it to market to sell.You could offer to manage the property and have them to rent it out now where you pay them a flat rate every month and anything you make over that amount is yours to keep.

We paid off our primary home last year and have been slowly getting the courage to jump into the investing market where we live in the Pacific Northwest.

I was wondering if most wholesalers have stopped using direct mail and just moved to google/facebook to find deals?

At that time I will get the house cleaned up and list it on the market and when it sells I've agreed to get reimbursed my costs for reinstatement plus any other costs plus a fee for my efforts.

I have a registered architect and structural PE on staff.Looking in the small multifamily market currently

Would this be the ideal market, or are there other rental options we should explore? 

When you charge under market rent, the IRS deems that you do not have a profit motive and, therefore, disallows all rental expenses. 

It insures all types of risks but does do a nice job with rentals in many markets

If so, this serves as a great example of how much the market has changed - if someone were to buy this property in 2025, it would have significant negative cash flow, whereas you have positive cash flow given the price point of purchase in 2021.  

You picked a great community to join.. have you checked out local comps to gauge the market vibe yet?