Definitely call up some operators in your area to get a better sense of the market. 

I know that it is not worth that, or that is not what I am willing to pay.

You want to pay as much as possible as his gain will be tax free while your gain will be taxed.

What's labeled Private Money in the market - an individual looking to build a lending shop by using personal funds - this is out there but these guys are not cheap on points or rate and they have rules and guidelines like anyone else, so really the difference between them and hard money is nothing other than appraisal perhaps. 

With those numbers, both wholesaling and flipping could be good options, depending on your goals.If you're looking for a quicker return with less risk and effort, wholesaling might be the way to go, especially if you can find a buyer willing to pay a strong assignment fee.

You can cold call or hire people to marketing for you. 

I can't speak to other markets but I'd say you may see similar economics. 

I have 3 months of performance (so DSCR isn't an option.... unless there are DSCR options with only 3 months of performance) and the cabins are doing really well (top 1% for one and top 10% for the other) - even with the huge downswing in the market.

Instead of paying $1,000/month for old leads and buyers lists, you can:Join Discord & Facebook Groups – Tons of active wholesalers want to JV real-time deals.Network Directly with Cash Buyers – 10-30 serious buyers exist in almost every city.Skip Paying for Leads – Old leads have already been worked multiple times.

I can't see that happening.Consider what LTV % you are willing to consider if less than 100% and I recommend raising the rate you would pay since you can't get 5% anywhere.