What markets are you looking at?

However, given todays market, it is definitely hard to find one. 

Which market do you have experience in and how is your experience working remotely with your real estate team in the area?  

Return:Finishing the basement and adding bedrooms can add significant value, especially if your local market places a premium on additional living space.

I'm calculating which markets are the hottest and going after them. 

I still am on the lists of all the major wholesalers and still show up to showings occasionally on properties that might have enough margin for me but have not purchased recently from a wholesaler.Just like Adrien says, they provide a service of marketing and negotiating contracts for you.

Yes - and even when its out there its typically impossible to qualify (need high rate and high DSCR and typically would have to qualify as a LTR - so almost a unicorn or in a really bad market)

Cheapest marketing model I’ve put together.

I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

Sounds like you should go the house hack/FHA route.