I am NOT exaggerating.

The tenant didn't even show up and, not exaggerating, my entire case took less than one minute.  

Here is my advice to standout as a wholesalerBe transparent with the sellerBe transparent with the buyer, especially if you are doing a JV with another wholesaler or reverse wholesalingProvide accurate rehabsReport the age of the big ticket items such as HVAC and Hot Water HeaterTons of picsDon't oversell the deal by exaggerating the ARV, under estimating the rehab, calling it "great neighborhood" when in reality it is D class. 

If someone is obviously well versed and has done their homework on the syndication space, talking to them as you've described will hurt your chances because you will likely come off less knowledgeable to them if you don't use the lingo.On the other hand, while I do agree with your overall philosophy of "dumbing it down" for less syndication lingo versed investors to help them understand in more relatable terms, I think that talking to them like a 5th grader may be a bit exaggerated (and insulting).

I will say, I believe that many of the asking prices in the area are exaggerated. 

While I've already found a lot of good material, I've also found that an increasing amount of media on any sort of investment topic is often embellished or exaggerated by a creator that is trying to sell something.

I got pissed so I created my own Facebook marketplace add for the unit and in the last 2 weeks I've had over 100 people (seriously not an exaggeration) contact me via FB messenger about the listing.

If I started when I was your age I'd have 10 jets and a private island by now (exaggerating.. but still..).House hacking is a great way to get started, check out the House Hacking book by Craig Curlop Also, check out Set for Life by Scott Trench as well!

Thats a little exaggerate, but I learned a lot about what Due Dillegence I will be doing if I ever think of investing in an HOA again such as reserve funds and crazy rules that could deter future buyers.

I might be exaggerating living 20 years in the new house, but def at least 10 years until after both kids are in college, not saying if it would make a difference.