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

My goal is to establish mutually beneficial relationships that enhance both their careers and mine.I look forward to connecting with like-minded individuals and teams passionate about success in real estate.

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

Granted, once I know you as an individual are tied to a transaction, then I can see what you have done in the past and any future transactions.

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.  

.: I always play it by ear.

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.

I would say you need to play to your strengths, whatever those might be.