What's the quality of meat?

This puts me at a cap rate of ~4.3%, and a CoC return of ~22%. 

Payroll paid weekly, utilities monthly, meat/produce 3 day. 

If the deal is good enough (i.e. has meat on the bones), investors usually have no issues obtaining financing via hard money, private money or other lending options.Your experience will likely be similar so I'd recommend spending time/effort on finding and negotiating deals.

I was ablet to use a better product, which Home Depot was able to cut to size for me at no extra cost, and installed them all myself (easily and only took about 2 hours), and saves thousands of dollars.

I mildly enjoy it, listen to some music, save a good amount of money, doesn't bother me at all but if I had multiple rentals and was busy I would probably suck it up and hire it out.

In truth, my daughter and her boyfriend were living with me at the time, and I bought another home and moved out.

So, a couple months in, and of course, the deadbeat son is there each and every time I come by hmm...looks able enough to get a job to me...at least able enough to pick up the stupid trash.

But you would do much better to buy 20 houses in a moderate appreciation area where there is cash flow and appreciation.Showing me returns means nothing to me at all - not if it requires me to have to put in capital that I don't have.

Wholesalers are typically leaving no meat on the bone for investors, you are correct.