Hats off to you on a job well done, sir!

Managing my PM out of state is not all hats and horns.  

I'd hat to see 2019 come and you only be able to see for the same price as today, and only have the cash flow to account for it. 

See the Zillow link for the property below; interior is only 2,000 sq. ft not 2,556 (2,556 includes the garage)https://www.zillow.com/homedetails/600-N-13th-Ave-...Work for this house would include turning it into a 3/3 while leaving the existing 2 car garage, 3 brand new bathrooms, remove the wall separating the kitchen from family room, refinish and/or replace kitchen cabinets (countertops will be reused), replace all exterior doors and windows with new impact glass, new HVAC system with duct work, minor electrical (high hats, new fixtures, inspection repairs), paint, new casing/baseboard, and maybe new interior doors.I have also listed below my report from bigger pocket calculator on my return for the flip.

You cannot claim depreciation on vacant land.Real estate investors are required to wear many hats, but that doesn’t mean they should shy away from working with a reliable team.

I'm going to throw my hat into the ring.

This will give you an opportunity to put on your landlord hat as well as dealing with contractors and improvements.  

Want to buy only a few  (1-3) properties for the foreseeable future and wait fur appreciation when you retire and use income to support retirement or to sell them at that time...use cash.2.

I’m not really understanding what you are pointing outThe first one per square foot isnt hat bad so offer a little lowerThe one with the potential sink hole, when you get your real estate license how would you list the house for your client?

Agents should wear two hats into every listing appointment, a licensed, ethical Realtor hat and an investor hat that can help them no matter what their situation is and come out of every appointment with a resolution for the homeowner.To specifically address your question, my thoughts would be that the wholesalers you are being contacted by don't have a good buyers list and are using you to reach out to your network.