Signs of this are poor lease quality, maybe M2M tenants, high expenses (unnecessary things like high trash bills, internet, cleaning, security).

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.

I have read on the internet that some parts are and some parts aren't safe.

It doesn't make sense to partner with complete strangers on the internet that are mores likely to use your money and screw you over.

Utilities altogether is about $250 a month, internet is $90 a month for the 1T fiber (we want fast internet for 6 people), 5% vacancy, Lawn care $120 a month, Pest control $30 a month, and we do bi-weekly cleaning of the common area at $200 a month.

So far striking out on doing internet searches and looking on VA website.

A quick internet search suggests that foreign national loans can provide up to 75% LTV.

What type of MEP work are you putting into the design for getting the sewer, water, power, and internet (assuming you're not extending gas) to the inside of the building? 

Plus the challenge with mid term is you are generally on the hook for things like internet, utilities, etc.

As I'm sure most of you know, a long-term rental is simple since the only recurring expense I own is the mortgage, whereas with a STR I'll own the mortgage, internet, utilities, furnishings, cleaning fees, etc. which just makes my projections a bit foggier.I'm looking for feedback on the below expenses and wondering what else I should be thinking about, that I don't currently have listed.