@Nik Farooqui You are correct in that GC licensing is never a requirement but it is more of a "silent factor" that can make a lender more comfortable lending hard money and thus the approval and loan process easier.

I'm bringing on my friend as a consultant to further our knowledge base and create some additional comfortability with the financial investors.

Some title companies are not comfortable with wholesaling, particularly in states with related laws. 

If you have a family and aren't comfortable doing that then BRRR'ing is a great option.

Do some demos and make sure you feel very comfortable with the one you ultimately select.If you're unsatisfied, it's a huge hassle to have to transition later when you have multiple properties under management.

Given you already have a property, you may feel comfortable enough with the home-buying process and reviewing of the contracts.

My recommendation - you are 30 and a family of four - continue to save money until you feel comfortable in real estate.

The more comfortable you need to live, the worse the numbers will be. 

ARMs must just be what your local banks are comfortable with.

Are you comfortable reaching out directly to banks/credit unions?