TLDR: I do not think Kiavi operates with good business practices.

Is this a predatory practice by PMs?

While it's more expensive than Ohio, it's still cheaper compared to California.Additionally, consider the practicality of traveling to your investment market.

At the very least you get practice running numbers and if you share your thoughts with the realtor they will have a better idea of what you are looking for in the future.

Quote from @Felicia Richardson: Quote from @Jonathan Greene: It's possible, but not always practical.

We don't practice discussing the details of private transactions publicly, thats just not good business.

For this they get a big fat DO NOT RECOMMEND  @David Rassmussen You are better off not buying the website from him just go to fiverr.com or Upwork.com and have someone build you a landing page and tie all the SEO info into it for you.

Besides the failure rate, wholesaling is legal when done right, but most programs teach you to practice real estate without a license which can get you in trouble. 

Starting with three T-12s from properties of a similar size and market is a fantastic strategy, and I’ll definitely take your suggestion of setting aside time to really dig into the details.Thank you for the encouragement and practical tips—it’s advice I’ll take to heart as I move forward.

Similarly to what Mark Cruse stated above, provide dignified housing, respect your tenants, and either have a good PM or make sure you are updated on the regulations and best practices for placing tenants.