I'd suggest using a minimum of 25% of gross rent to cover expenses on paper until proven otherwise on any given property.Only you can decide how much cash flow is acceptable but I wouldn't consider something that essentially breaks even.

We include a couple days of essentials like toilet paper, etc to get them by. 

Something has to get better in that market as the regulations are too confining and essentially up to interpretation by the city explore you engage with.

Wholesaling is definitely a learning process, but here are a few tips to help:1.Build a reliable list of cash buyers.2.Research the areas you want to focus on.3.Get comfortable with contracts and paperwork.4.Focus on negotiating great deals with sellers.5.Stay organized and keep track of your leads.6. 

Do I have to hire licensed, bonded RMLO to do all paperwork, originate the loan on my behalf? 

Essentially the government grabs title and sees you in court to determine just compensation after the fact, for the value of the land at the time of the take.

There are a lot of books on note investing, which is essentially what you're talking about.

You need to showcase the 3 pillars of conversions, in a light that aligns with what that audience's ideal cash buyer to work with is.Social media is a perfect outlet to showcase who you are, what you are like, and what it would be like to work with you, all of which are essential requirements for a conversion to take place.So Social media is not just another strategy to try out on its own stand-alone.

More possible is reducing immigration to a net zero or negative number over time, which would have essentially the same effect as mass deportation but over a longer, controlled timeline.

Using your first property as collateral could help reduce the cash you need upfront, but it’s essential to weigh the risks and it's not really recommended specially if this will be your first.I recommend focusing on building reserves or seeking partnerships to fund flips.