Then rent or sell.

While in the past several years its been a super strong sellers market, at least normally here the market is pretty strong so you know you can sell...

IF I sell off market (and I have before) then I want to be dealing directly with the actual buyer, and I have no reason to work with a wholesaler. 

More than 500 properties, PM, short sales, tax liens, sheriffs and more,  Good luck Dam maybe I should put together a book and tapes and sell them 

This is a common situation for a lot of my agent contacts with owners trying to sell in that area.There can be returns, but you need to purchase the right property and have the right plan. 

I have about a month to go and looking to sell.

Someone like SunBelt, but there may be dozens like this company who regularly sell such businesses, works with consultants who have buyers looking for these businesses, and have experience with valuations.Does the business own the real estate or do they lease?

The person you sell to needs protection. 

I bought a primary residence in October 2023 with the goal of living in it for a little bit and then selling it for a profit.

I suggest selling this deal and 1031 exchanging into a larger deal, it would be a lot easier to finance, and you would get better rates on it.