@Sean Dye Bruce is giving you gold here. 

He's been gold, which is great since we're in Michigan.

"Rule of Thumb" ApproachAn engineering study is the gold standard. 

Work with them if you can, long term tenants are gold..... 

Because when he finds out you took all of his "valuables", he will ask what you did with all of the gold bars and diamonds he had in the house. 

All of you guys are a gold mine. 

The very few that succeed are on the phone constantly, have good people skills, can take a lot of verbal abuse, get to the point and are organized and good at follow up.It's a bit harder right now, for a couple of reasons, people with low interest rate loans don't want to give up that low interst rate and wholesaling has become the gold rush of today where the people selling supplies to the gold rushers made a lot more money than the gold rushers themselves.Can you make money wholesaling, yes of course, if you do the work and grind it out. 

I'm in a similar boat as you ($40k cash, $200k HELOC, 800+ credit score, ideal primary residence-made-rental, etc.)Comments:- Risk Tolerance: it's all bout how big of a bite you want.Personally, I am going to use my cash to leverage a HM lender for any nugget BRRRRs or Fix n Flips.

We have one Gold Star tenant who does everything you ask w/o even a whimper.

I don't comprehend the math to twist real estate investment into a sub 2% aggregate return, that is some gold medal level gymnastics to pull that off, or just epic arrogant ignorance maybe, with sub-par math's.