The issue is that it does eat into my free time, which is very precious to me (I also don't have a lot of it).If I want to exit I guess I can look for an institutional buyer at around 5% cap?

Keep in mind low downpayment can have PMI which eats dearly into cash flow.

If it can't cash flow at approximately 60% of current market value and a once in a lifetime interest rate, it will likely eat cash until it is paid off.The nerve of these kids to want to go to college?!?

Holding costs will eat away at any potential profit. 

Buy your lists, smile and dial all day and every day.Negotiate hard, be quick, close quick and close with cash.Your word is your honor and if you snag a bargain price and are under contract with the seller, even if it turns out to be a turd.Buy the turd and eat it.Don't be a turd like many other wholesalers are and let the contract lapse.Right @Bob Stevens?

I like looking at the lake in my backyard too much to want to eat time chasing default business owners who owe money.

if there is deferred maintenance it will eat up all cash flow for years and years.2. if "offers are due Sunday" it sounds like this is a multiple offer situation, in which it seems extremely unlikely they'd accept an offer below asking... in multiple offer situations the price typically goes above asking. 

Once the plan is in place, which admittedly might take some time, they will pull your money (usually plus a bit more the eat away at the past-due amount) from the debtor's paycheck and the court will send the money to you.

The goal is to not eat losses every month for the next 5 years while I wait for rent and price appreciation.

Usually refrigerated food will stay for a very long time - months, in fact - without becoming putrid, though you probably wouldn't want to eat anything out of it.