If you have the time and want to spend the effort then doing it yourself is the way to go.

Even if I have to wait 6 months and spend $50K on a different buildout, I'm still doing better by month 15. - I believe that companies and the economy as a whole have begun a long-term shift towards back to in-office.

In fact, I would bet that 99.9% of all wholesalers could spend the some number of hours working at McDonalds and they would make more money.I recommend you focus on the house hack.

Until you spend 20k on paint and some new kitchen appliances, but the roof and foundation are still shot and the 100k ARV is more like 70k in reality.

No rent control. 

For context, I’m active in Columbus, Ohio, but I also spend a lot of time in Miami, FL.

You have a LOT more control of cash-flow than you do appreciation.

You must spend more than your net selling price.

This can easily be obtained by spending it on materials you will be buying regardless.

There will always be some sense of resentment or issues that you leveraged control ect.