So when we had this property under contract for $92k ($95k purchase price with 3% buyer commission credit because I'm a licensed agent), it was an amazing deal.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Finding an agent, finding contractors, overseeing repairs, finding a property manager, finding tenants, etc.

Many mortgage shops do NOT allow their loan officers to also be RE agents on the same transaction to much of a conflict of interest. 

I live in Phx but we do most of our investing out of state, so I’m not also the most current on local trends: so find yourself a good local agent to confirm that:- it’s going to be hard to find anything at < $150k / door.

You need to get in contact with a Luxury RE Agent and high quality PM.

Partnering with a wholesaler sounds fine, but check the real estate licensing laws in your state before bringing a buyer for a commission.You might consider getting your real estate agent's license and legitimately earn what your skills, drive, and experience truly command. exactly wholesaling or bird dogging is not a life time or long time occupation  RE sales can be lifetime and if your any good at it at about year 10 you should be getting all your sales from referrals and such.

As an agent I have seen deals fall apart at closing or get delayed the day of closing.

Be sure to work with an agent or broker who understands your local market, and consult with a professional who understands all applicable tenants-rights laws related to your transaction.

I wish I had known that prior to me signing a contract with an agent.