@Chris Seveney @Marcos A Miranda - you guys are playing with fire - https://www.biggerpockets.com/search?

Because the chances of successfully concluding a wholesale transaction when you lack experience, knowledge and capital are so infinitesimally small that you’d be better off playing the lottery.  

Comps to me no longer play the only role because of rates, seasonality, etc., it definitely fights the arguments on re-fis with the appraiser but I'm noticing there's just a liquidity issue that is skewing things.I try to essentially start at the floor and work my way up on the ARV as opposed to seeing the highs and working it down.

.: I always play it by ear.

I have more than 20k to play with, just looking for ideas for best use. 

As others have alluded to, buying larger units or a house near the beach is a better play. 

Quote from @Amol Kulkarni: Any individual PM (not associated with companies) who can handle 3 doors in Jax and Citrus Springs, fL I own a lot of properties in Jax and have a management company.

Explore Potential Funding OptionsPrivate Money Lenders (PMLs): Reach out to private individuals looking to invest in real estate.

I personally spend about 50K a year in masterminds and always get my money back just through network of individuals you get access to.

Not sure if the upstairs tenant (heavyset person with a dog) plays a role.Seeking suggestions.