Curious to your thoughts on overall profitability, as currently I don't intend to make a massive property management company, but something more manageable and only taking select owners.

The DealProperty DetailsOakley, OH (this place has been exploding the past 5 years)the street is one of the last places in Oakley that hasn't been improved (until now :) last year, one the other end of the same street, a investor bought up 10 lots for $650k (average property values were ~$100k and they are building a 200+ unit luxury apartment complexThere are about 5 of these types of complexes that have been built within that last 5 years (3 in the last year)Any thoughts/feedback on buying rental properties near these massive luxury complexes?

When I evaluate an asset class I look at how hard I will have to work versus what I get in return.I would rather have national commercial tenants with long leases and built in rental increases for 10% coc then deal with a park for 15% returns.At my age of 42 I value my time more than anything and quality of life over dealing with massive headaches to drive yield.

I have been to a few of these now and the price you pay for networking is a massive sales pitch for training classes, etc..

But you still have massive deductions and credits for dependents. 

I agree with you that if the numbers ultimately work, then I am okay with the deal having a couple different fees on it however my recent experience, which is the reason for this post, is that these wholesale deals aren't getting to me and other cash buyers as actual "wholesale" by the time the multiple layer of fees are placed on them.In regards to your observance of "agents add your commission" and "they have very slim margins" - well, I have point out here that if (we) let the "they have very slim margins" excuse be okay, then the wholesalers are going to continue to take the lowest hanging fruit because they know that they can just feed it to their massive list of [agents] that will move the properties for them.

I can pay a fantastic interest rate due to the massive cash flow.

Someone retired can live very comfortably off of that.Someone in their 20's trying to quit their job and go real estate full time is generally willing to take on massive headache properties for perceived higher yields to try to build up ongoing cash flow so that they can sustain themselves and break free from the rat race.    

On a a/b/c level property, you wont get a massive discount AND be able to buy using FHA. 

The rate of home ownership had nowhere to go but down, which thus increases rental demand....but it's not been a massive increase.