But, I guess I'm asking, should I continue on this route or should I consider something larger and go conventional?

On top of that, I will be buying these properties under an LLC, which is notoriously difficult in this area without a larger down payment.

Also, your right, it would be smart to factor in a larger cap-ex, what do you typically use for a percentage?  

If you're ever interested in partnering up for a deal or leveraging to structure a deal together keep me in mind:)

I understand that risk is a large part of using larger leverage for rental properties. 

There are lender approved short-sales around with no one ever having placed an offer on the property.

Because that is the only value that box of cards will ever give you.

One of the better pieces of advice I've ever received.

I am trying to get a deal worked out where we will purchase the properties very cheap, sign a contract that gives us 120 days to make a larger payment, and during the 1st 90 days rehab them, then on day 90 pull some equity out of them and use that cash to pay off the wholesaler.

With that said, I have a house off washington, that iv lived in for 3 years now, I am all in for around 1050 a month, my upstairs pays 1100, and for the first few years i had a roommate for 350, which covered heat and cable, so I was happy just living 100% for free, it wasnt worth packing another guy into a room and wrecking my quality of life for an ever 350 a month.