2 are not cashflowing with the required expenses for vacancy at 10%, repairs at 10% and capital expenditures at 5%.

Like you said, I want to seed different strategies I can implement with the limited capital I have.  

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.  

What kind of capital are you working with?

I do not have the capital for the property to pitch in, so I plan to use the investors money to secure the property.The interest rate that I will pay the investor is 5% for up to a duration of 20 years.

My goal is fix and flip but I need to raise capital for the initial investment. 

I will probably avoid these guys for the moment, as I would hate to have capital tied up in lawsuits.  

How much capital do you have?

If the floating rate debt starts costing too much and there is no capital to replace a rate cap, reserves run out.  

I just need help on finding a path to get my hands on the capital  I highly recommend going and taking @Frank Rolfe's MHP bootcamp but also talk to local banks