If you have 50 houses, then ok, you have your risk spread out.

Floating rate loans are normally quoted at SOFR plus a spread, a profit margin for the lender.

I have heard wholesaling is tough but despite having less volume it has larger spreads in San Diego OK.

If you find a good manager, they will help you narrow in on the best communities to invest in, which properties make the best investment, rent rates, locating quality contractors, and more.

I'd absolutely focus on quality over quantity here.My recommendation is to be diligent and narrow down your research of where based off why, let go of the regret & resentment and put some actionable forces into getting your first REI and doing what it takes to get to a 2nd without any compromise.

Worst is a long rectangle with the narrow end to the road.  

The additions are usually small.Buy focusing on real high value places, you are putting yourself in a narrower guest pool.

You're going to have to do some research and narrow down areas you'd like to be in first before anyone's going to be able to help you. 

I've narrowed down the best return for my money in this market to a 2 bed/2 bath (with top tier amenities) - about 500 total 2/2 listings.I'm finding myself a bit stuck when analyzing why certain properties are making so much higher than the average listings when they seem to have very similar locations, amenities, style, flow of home, beds/# of people they sleep, reviews, number of reviews, etc.

Finally, once you have it narrowed down to a few markets - go see them in person and get a feel for the area.