A lot of what people consider wholesaling is contract assignment for a fee anyways.  

In addition to FHA, I have a conventional loan with the option to put as little as 3% down as well a speciality product that has lower rates if the property is in a designated area.

Now, he was asking for $100,000.00 at a 20% flat rate for three months.

Also, in our experience, 95+% of agents have no clue how to calculate ROI, Cash-on-Cash, Cap Rate, etc., so what are they really going to help an investor with?

Don't know all the details yet, but I found this link which gives you a better idea of what they do and how they promote. https://seniorlivingsmart.com/...Essentially, you join their network, become a "certified buyer" and promote the "ease of transitioning" out from ones house in a quicker time frame, no realtor fees, etc. 

I am looking for a place with high occupancy rates that can yield a good return on cash invested, ideally around 25% or up.

If you haven't already, consider looking into whether or not your fiancé would have been covered under the Servicemember's Civil Relief Act (SCRA) https://www.dmdc.osd.mil/appj/scra/In certain instances, things like high interest credit cards and certain loans would be capped at 6% APR, with any overages/fees being FORGIVEN and not just deferred. 

We still have the VA loan at about a 2% interest rate.

However, the current vacancy is hurting your cash flow, the paused refinance poses challenges, and ongoing capital expenditures can be significant.Short Term Rentals: These can generate higher monthly income and offer flexibility to adjust rental rates based on market demand.

But where do you see rates a year from now?