I work for a wholesale company that does 10-15 deals/mo in Alabama.

I see that in my area, many agents buy homes either from wholesalers or at auctions. 

From investor friendly agents, lenders, escrow companies, anyone for a new wholesaler and soon investor. 

If you look at the MF mentor guru's they have one thing in mind when you do a deal with them  YOU ARE ALREADY accredited and have 100k or more to invest in their deals and the money to buy their course. the beginner fix and flip gurus and wholesale gurus like to take those that dont know much about the business and teach them how to do it and of course we know the success rate for those with no experience taking those courses is minute but the folks feel good being a part of the big events.. 

Every successful ‘wholesaler” I know has (1) tons of experience in real estate (2) knowledge of real estate principles, law and finance, and (3) enough capital to spend $10,000 monthly on marketing.  

I have been sent countless deals from wholesalers in Kenmore, West Akron/Highland square but it seems like at least Kenmore is hit or miss.

If so, you may be able to wholesale the property to someone (perhaps even someone in one of those $400,000 houses) in such a way that you and your grandmother come out whole.

@Matt Schreiber you won't find any Class A or B properties that cashflow - whether SFR or MFR.Price & interest rate increases have made it very difficult - unless you find something off-market BEFORE an agent or wholesaler finds it.

A lot of investors and wholesalers do not have a license for that very reason in this state.

One thing though is that there are requirements coming into effect soon where wholesalers will need to get their license in PA for any properties that they wholesale, so you might want to look into that before it becomes official!