., more-so than one defined by state borders.

The deal cash flows or has a clear defined path to achieve solid cash flow4.

If the fees are defined as "additional rent" in the lease, the LL can deliver a 3 day notice to pay or vacate, but if they are not defined as "additional rent", deliver a 7 day notice to cure by paying the fees. 

When we look for properties we set a pretty defined criteria so that it enables us to only spend time on the properties that fit for us. 10-90 units, C+ or better areas in Jacksonville and Orlando, has a value-add component.I would suggest trying to work backwards, especially since this is somewhere you want to live.

I'd define that first.

The lease, however, defines this "fee" as three months rent. 

The Howey Test defines an investment contract (a type of security) as a transaction where a person invests money in a common enterprise and is led to expect profits solely from the efforts of others.  

It defines wholesaling2.

That’s a challenging situation since you haven't defined the final product yet.

Much depends on the state you are operating in and how you define wholesaling.