At the end of the day, the proforma has a challenge in providing quantitative analysis in terms of possible costs.  

At this point you just want quality conversations to happen, just like with direct mail, it's a follow-up game.I don't think your expectations are unrealistic when it comes to having your VA sound less robotic, they conversion numbers aren't that bad, they need feedback to get better and sounds like you're providing that.

there are a couple different lenders that our company is partnered with that can do them. they will not provide the full amount that could be taken out like a primary, but they are out there. 

Plus there is so much competition from tons of people trying to get into wholesaling, not to mention the big players already getting the lions share.

You could have a property purchased and renovated by then or even a small condo/townhome to get a head start providing the HOA was reasonable.

There are a few professional wholesalers that can help locate one for you but be certain to double check every estimate they provide.

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Who can provide a referral or insight on managing this rental?

I'd suggest connecting with local real estate agents and lenders can provide valuable market insights. 

You may not get any cash flow but you will get an education that Harvard, Stanford, or any Ivy League school can provide.