If it was an enormous deal, say a 1B ARV property (the value of a casino in Las Vegas) I could offer say 1m as an option to move it in a month.If I was really good, I wouldn't even need to use an option to tie it up especially if I had a very motivated seller.Same principles as a small deal.

I mainly want to provide useful real estate tools to visitors - say a mortgage calculator, current interest rate, things of that nature.

Specifically are there things that you have to consider further with say a 16 unit small apartment building than a SFH or if you bought 16 SFH?  

Let's say a 1000 business cards for $50...now let's say that you hand out all 1000 cards with no response, then 6 months from now a call comes in on a fix n flip property that profits you $50,000 in the end...you do the math...just my opinion !

I worry that since wholesalers seem to be people just starting out or that don't yet have the skills needed to find money, they tend to give a bad name to investors because they tend to say a lot of things that they generally can't make good on, and then when I sit in front of that seller, I have to work much harder at making them believe that I will do what I say and won't waste their time.

Generally yes, and from what I have been able to learn about your situation it is an appropriate place for you to start. but it still sounds like there is a lot of risk I wouldn't say a lot of risk but there is certainly risk.

Higher risk neighborhoods that demand more attention from a management company should command a higher return for the investor.  1.So I would say a solid property, renovation, management experience would be fine at 8-10% return without leverage.2.  

I'd say a flaw in real estate that can comer back and bite you even after you believe something worked.

Its always best to have Construction Drawings (to some level), as they say a picture is worth a 1000 words. 

I only ask because if you applied say a 20% allowance for over runs (not sure if accounted for) that'd take your profit down to 36k then you still have taxes which would take it down even more...