We haven't started the work yet so I can't vouch for his results but he was referred to me by a highly rated agent and the images of his work looks decent. 

Being a mom is a full time plus job with a lot of random down time.  

You think someone from Cali is going to manage a random 4 plex in no-where Texas?   

No money down as long as you hope you can find someone to give you all of the money and you also hope that nobody just reverse image searches the picture and does the deal without you.

A lot of it is near military bases, but some is also just random places where ex-pats now live.

The pay is good, the benefits for my family are great and I generally like going to work in the morning (usually).This puts me in somewhat of a weird position.I've been wanting to wholesale since my work schedule is very random but very flexible and would work well for meeting with property owners.

The house is semi staged and has a random coffee table in a completely empty room, sofas in the living room are placed in the middle of the room which cuts the room in half and the garage and barn just have clutter.

If you simply use a random $/SF rehab budget you will miss one of these houses roof costs.The 2 story house I would expect to pay around $4200-4500.

I actually found BP randomly by searching real estate investing forums back in 2014.After reading @Brandon Turner book "The Book on Rental Property Investing" I learned what house hacking was and learned a ton about rental properties.

I buy from wholesellers from time to time because I don't have time to flog down random owners.