When starting out you probably want to give yourself a better margin in case you make mistakes.Maybe some flipper or a wholesaler will drop on the thread with more advice to get you going.

Same with fitness so net worth of the person backing the lease is critical.With medical they have high margins per customer and drives lots of profit.

Like you are thinking, if you find another good multi-unit property to house hack then you may be able to absorb the slim or negative margins of the current property and get back into the black.Hope this helps some and good luck brother. 

There should be plenty of cap ex margin in there.

If you want to do one deal a year this may work if you have a lot of cash. if not then you will need to start finding deals with a little bit more margin and finding inexpensive money to borrow so you can scale your business.

Only rational can calculate from your numbers is a GRM which comes out to about 6.94 I would need more info but the amount they’re asking, and the rents provided sound like slim margins.

Plus, you can only marginally use that money over the next 35 years.  

I think its less than SFH by a margin. 

Is there a margine for a wholesale profit, or should I take on this rehab myself? 

Mine concern with this deal is how skinny the profit margin is.  190k x .65 $123,500 should be purchase price before deducting for rehab costs.