Bring them a good deal (not listed) and take a finders fee as an equity stake in the property.

Because later, you can easily use it as your mailing list!

I hired a virtual designer for a few thousand dollars and after giving her dimensions/walkthrough she had a buy list and floor plan ready in two weeks.

As far as your wholesaling journey, I would probably advise you to start off by buying a list of potential motivated sellers, skip tracing them and then cold calling them.  

Have you tried listing it on the MLS?

I know the North Dayton pizza shop im talking about has been robbed a few times, and the drivers have also been robbed on occasion.

.- This unlocks cash to allow you to buy a new larger home for your growing family(congrats) with 5% down (Since it's a primary residence)- This allows you to exit the current home and cash in on the $600 cashflow differential(minus the monthly payment of the HELOC, minus maintenance and plus tax savings ).Could be a strategy that works well for you, please feel free to reach out if you want to talk shop and run the #s.Zach

I’m eager to learn first hand the wholesale process - finding properties, building a buyers list, ins and outs of contracts and networking with agents, flippers and investors.

@Robert Gilstrap several reasons:1) Investors think they are smarter than all dumb ol' PMs, so the cheaper idiot the better.2) Investors think PM services are a commodity, so if they all offer the same service, price is all that matters3) Investors don't do enough research to understand everything a PMC does, so in their ignorance they default to shopping by price.Take your pick!

Because later, you can easily use it as your mailing list!