There are many great neighborhoods that offer a consistent predictable ROI.

I am surprised you can put a 506b offering on a website that is public facing? 

I own a cleaning company and was going to offer insite. 

You can accept the no personal guarantee but counter with a slightly elevated lease amount, then offer he choice; lower amount with guarantee, higher without  

I have heard good things about KBKG and they have an online tool for cost basis of 600k and under https://www.kbkg.com/residential-costsegregator I personally used CSSI and they were awesome https://costsegregationservices.com/ but don't offer DIY.Hope that helps!

You were kind to offer extra pay for holidays.

If you have cash, know that 99% of wholesalers will have low repair values and high ARVs that don't match the actual data or upkeep of the house.Also, ask if this is being daisy-chained, meaning are there other wholesalers or investors in the line between the person offering you the deal and the seller.

New home builders are offering great rates with their lenders and paying closing costs, with a VA loan you can put 0% down, its insane.

We have an offer from a friend that would like to rent our home for $200 more than our mortgage. 

Are you interested in Short term rentals, multi family, fix and flips or do the numbers get you going like tax deeds, buying notes.I'm in Orlando and would be happy to have a call sometime and invite you to CFRI (Central Florida Realty Investors), the local chapter of the national REIA.