My wife and I save our ammo for deals we can't pass up.

I am not confident how much it would cost and wonder if it is wise to pass this property to fix if I am not familiar with this issue.

That’s what I see Hard pass.

To my point, that is a very specific type of investing, and obviously the worst of it is being shown for entertainment. 

my worry is there will be other stips in that if it was to pass..

I hear risk mitigation and taxes often....from what I understand (but could be wrong) pass through entities like LLCs don't impact taxes all that much and a good insurance policy is much better on the risk management front than an LLC that may or may not be ran properly.

The average tenants (pay on time, unit is well kept but not to level it can pass for owner occupied, virtually no tenant drama) pay market rent.  

Virginia just passed a law requiring wholesalers to have a real estate license.

But no one that stupid is going to ever get to the point where they are entertaining a 100-unit, so there's no point in trying to market to that person, they don't really exist at that scale (and, to they extent that they do, they aren't falling for real estate scams, they are falling for crypto/nft/blockchain/ai [+ next years buzzword, whatever that is] type scams). 

You might be able to find a hidden gem that people have passed over.