U have two basic kinds of land wholesales when starting out..

U gotta talk to people and find out through conversations.

Do I understand what u am investing in?

If you hire management in todays market they make money and well your just got a rental that U had to pay thousands to furnish.. your in the hospitality business .. not passive investing if your self managing..

U needed to be in the bizz IE full time Real estate bizz to take the deduction and it had to be new builds and you were the first one to put them in service. 

My next goal would be to rent it for that and not take any cash flow from the property yet just keep it in the reserves then try to refinance at a later date or see if the home appreciates enough And maybe I would be able to increase the rent later on u til I can actually cashflow  

u...

U get what you pay for.

U contact them 2 months before and there is no motivation as you suggest.

I agree with U if you had to stick to 6% these are not financially viable..