I had no trouble filling my rooms and the house appreciated for $10K over purchase price, the tenants are paying utilities. 

Wholesalers typically do not carry Errors and Omissions (E/O) insurance, so even if the court rules in your favor, they might not have the financial means to compensate you.Furthermore, ensure that a reputable title company handles the transaction, as some companies may cut corners.

Power Washing: Once a year or as needed, typically the owner's cost unless caused by tenant dirt.6.

I have been telling my sons to utilize that!

After 3 years of ownership, I typically see my buyers achieve 9-10% cash on cash return with an annual appreciation rate of 9-11% a year in those areas. 

Monthly Expenses: I’m accounting for rent, utilities, and cleaning supplies, but are there other hidden costs I should consider?

I typically recommend that my investors start with more cosmetic flips that can be done in 3 weeks to 2 months to build the capital for bigger rehabs that have more equity. 

You can utilize hard money for a BRRR or flip to get into the game. 

Just ensure this is clearly outlined in your assignment agreement.But in my experience, typically the wholesaler submits the EMD with the PSA to the title company for escrow.

BRRRR is typically more expensive, requires more people (contractors, etc.), but will allow you to build equity up front & potentially refi should rates decrease.