However, you can actually end up in a spot where you have no Federal Income Tax, but you still owe Self Employment Tax. 

Your idea isn’t bad it’s actually a smart way to let someone else pay down your mortgage while you keep your flexibility.

Keeping in mind you're not making a decision for your forever home....Let me know if you need market specific insight. 

Yes - and even when its out there its typically impossible to qualify (need high rate and high DSCR and typically would have to qualify as a LTR - so almost a unicorn or in a really bad market)

Detailed financial planning analysis can hone in on the actual number with a high degree of accuracy. 

However, many states now require some version of a license to wholesale, so I'd identify a market first and then dig into their specific wholesaler requirements. 

Hard to understand your post but am assuming you are saying that the individual acting on behalf of the seller was assumed to be an agent but you are finding out they are actually a wholesaler?

You can also check Rentometer and Zillow’s rental listings for comps.Building a Team – Your agent is key because they’ll help you find properties that actually make sense.

If I could find a duplex that sells at that number and is rent-ready, I'd actually be pretty close to 2%.The problem is that if I inverted my analysis and said, "Hey - this hits the 1% rule!"

(This actually happened to me in VEGAS.