but if i go in a LLC with them i get hit with the tax from the sale of the homeThe GC and the flipper were just going to split the profits from the sale of the home and they were going to pay me 2%/12% for the duration of the build. 

But all of the A/B class areas or rapidly growing cities do not have much at all, and when they hit they get bid up.

I've learned that commercial opportunities are few and far between, because hardly anything worthwhile actually hits the open market.Why aren't there wholesalers out there who are locking up off-market commercial deals?

Of course not, but required items such as electric, water, gas, and plumbing all need to be in working order.

If you want to remain a landlord I'd hate to take a tax hit and lose out on a property with a long term tenant that is cash flowing.

Your emphasis on strategic networking hits home for me.

How is water, sewer, electric and hvac distributed and located?  

AHHHHH.First off, in general, nationwide, rent growth hit 8% YoY 2 years ago.

In Montgomery, we can still hit the 1% rule on rent rate, and Alabama is very landlord friendly.  

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.