Property management is not for the faint of heart, so glad to see you're enjoying it and thriving.

I attend one in Frederick which is online right now. 

The rehab expenses don't line up but they are not stealing, I would suggest having a zoom call or sit down with their PM or account manager to see what is not lining up and where you see issues compared to what they have on their sheet. 

For the most part vs focusing on a specific neighborhood or two I would say keep you options open to all. 

He continues to deny he lives there, lied to the police when they came with a code violation and inspection, and most recently overloaded the electrical and blew/snapped the line! 

But your subject line is pretty generic, try something that is more descriptive like a newspaper headline, you will see some good responses.

Start with Reonomy or Costar to identify all the 100+ units in your target market (on and off market) and then see if you can get into direct contact with some owners.

Hello everyone my name is Omar I’m 24 ,just recently came across wholesaling  and I started doing some research on it and it seem like it’s the best option for me now to get my foot on the door and eventually start doing flips down the road. since I’m new to wholesaling and barely know anything about it what books, YouTube chancel, podcasts, even a course that might help me get on track and learn the fundamental of wholesaling.I always come across some type of strategy of real estate that I might consider to pursue but I never end up staying consistent and taking action but my goal is just to learn about wholesaling and find a way to take action now.

What you have calculated is not cash on cash return.   

But when it comes to choosing or creating investments that will produce a return along with personal fulfillment or enjoyment, then I say it definitely matters what you invest in and where you invest.