Plan was to do self storage; then found out the creek that sits a ways back flooded 5 years ago, not in a floodzone but all the locals know so self storage is a tough sell at this point. 

They can limit what property owners can do, including house hacking.Even if the city has no restrictions, if legally binding and properly recorded, covenants can enforce rules that supersede local ordinances for those living within the neighborhood.

I am local and if I can be of any help to you please let me know.  

Try your local RE groups on Facebook or meetups.

And yes, the entire argument around wholesaling everywhere is that most laws that are being pushed against it (In the states where they are) are because of practicing real estate sales without a license.I am an attorney, but I don't give legal advice on here and never said I was giving legal advice so not sure where you came up with that, but your attitude suggests you will be part of the 99 percent of bad wholesalers who are out of business quicker than an eye blink.You are asking a lot of questions, which is good, but you should be asking them of local wholesalers in your area, in person, so you can see what they do versus what everyone on the Internet tells you.

@Brandon Ortiz I would focus on finding deals locally, I mean really fnding DEALS!

We are closing on our first South Bend rental property next week, as our local market opportunities have become non-existant unfortunately.  

From the local Phoenix are folks it seems like LTR is the route to go due to competition.

If you are going to local real estate investing meetups every month, you should have some connections.

Greenville is an awesome place to invest.Check out our local Real Estate Association.