Call the offices of some of the custodians that interest you and see how the phones are answered.

By purchasing at a great price and leveraging our network to find a buyer quickly, we maximized profit without the need for repairs.

Point being if you are leveraged to the hilt with no cash how are you going to make those required repairs etc?  

Creative Freedom: You get to design and transform spaces, which can be personally fulfilling.The Bad: Where Flippers Lose Money⚠️ Underestimating Repair Costs: Surprise structural issues, contractor delays, and material price spikes can kill your budget.⚠️ Market Changes: A hot market today might cool down before you sell, which reduces the profit.⚠️ Financing Challenges: Hard money loans carry high interest rates that nibble into the bottom line.Unrealistic timelines: If you think you're going to be in and out in 60 days, you're sadly mistaken-most flips take longer than expected.Real Talk: Is Fix and Flip Still Worth It?

Maintenance and potential repairs will also require a long-term financial plan and setting aside a contingency fund for such expenses.The steady cash flow, appreciation over time, and tax benefits can make a meaningful difference to your wealth in the long term, especially with the principal paydown on the mortgage.However, if managing the property from a distance feels too burdensome, or if you’d prefer the certainty and flexibility that comes with having less debt (especially given the high mortgage rates), selling and using the $100,000 in equity to reduce your loan for your next home may be the smarter move.

Only $120-180 allocated per month for vacancy, maintenance and repairs?

Would love any leads to help me solve this problem even if it means making some phone calls.

.: I have similar result, only like 30 - 40% of data yield valid phone numbers.

Right now you say it is $400/mo but in the summer it is much less so you need an average. you can't gouge tenants or you'll get a phone call one day from a lawyer. 

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.