I have been on New Western's deal list as well as another bigger local company and everytime I underwrite these deals there is very very minimal left on the bone let alone contingency funds for going over budget on the flip...

That would minimize and maybe eliminate the need for a loan for those properties.

Also, wholesale deals off of the MLS are typically a waste of time for all parties. 

I just don't want to start working with a realtor and waste time and end up with no real solid prospects for buying.

Keep wasting your time then and looking at MLS deals ;) You can make more money and actually get deals going direct to the seller instead of this.

If you want to work with multiple agents, those agents know there's a very low chance of ever earning a dime, so they won't waste their time.Agents do much more than find property.

A client of mine in Maryland added smart home features to their rentals and boosted rents by 12% with minimal investment.

If you’re just starting or want to minimize risk, house hacking is a killer move—grab a duplex, live in one unit, rent the other, and let it pay down your mortgage while you scale up.

The structure is mainly appreciation-based, which minimizes tenant and maintenance risk. 

@Yamil NafRaising $160,000 for your short-term rental (STR) venture is a great goal, and there are several ways to structure the deal to minimize your upfront costs while attracting investors.