One hill I will die on is optimizing for minimal assembly.

If you want to minimize your risks talk to your Banker, Realtor, other investors.

Seems like a nice bed of cash coming in to use as a launch point - plus minimal cash out the door on initial purchase.  

I recommend starting small and looking for turnkey properties to minimize the stress of managing rehabs.

You'll have quality tenants, minimal hands-on management, and lower potential maintenance issues.

For inspiration, you can check out sites like Slidebean, PitchDeckHunt, or Canva (I use this personally), which have sample pitch decks and templates tailored for different industries.

@Thomas F Blaskey If your gain after expenses is minimal (~$15K), selling outright is straightforward, with modest taxes on the gain (15%) and depreciation recapture (25%).

From the information you provided, she seems like a prime candidate to not leave the property the way she found it, and will pitch a fit over any deductions taken out of her security deposit.

What's your pitch to sellers in a competitive market when you are up against experienced wholesalers?

Just curious what is the long term plan as far as minimizing tax in later years as the account in pre-tax become huge?