They're passive losses but I'm tracking my hours to see if I qualify for Real Estate Professional Status. 

Is there anything in your professional opinion, that could possibly impact this quote? 

I am trying to find a wholesale contract/agreement from a professional real estate attorney, but having a hard time finding them.

Working educating, networking and then just start taking action. 

If, while running your numbers, the returns are within range to your criteria, do not lower the expenses to "make it work", but just know that some months may be higher, some may be lower, and if you have the cash reserves to support a higher bill or unexpected repair, then the underwriting at least helps you mentally prepare ahead of time.Any calculator, based on the inputs from any noobie or seasoned professional, will NEVER be the same as your actual numbers.

They only do professional investor policies. 

We intentionally buy higher end homes that appeal to professionals.

You’re too low and you could have had a professional PM for free or you’re too high, and after one month’s vacancy, you could have a professional PM for free. 

Consulting with a legal professional or local housing authority can provide further guidance specific to your location and situation.

And it all comes down to your network and sales skills (huge variable)