I recommend that you find someone who can advise you further when you get closer to doing your first deal, and make sure they're well qualified to be giving you advice and don't have a conflict of interest in their advice.As far as deal analyzers go, biggerpockets has a decent one or you can pay for one on realeflow.  

We are a decent sized wholesale group in a few markets in Florida.

Not as much discount on lumber but other stuff can be a decent deal.  

With $25k to work with, you might have to partner with someone in order to get into a decent property.I assume you are using the 65% Rule or something similar?

I’m having trouble finding 2-4 units in the North side in our budget that don’t need much work.There are a lot of homes for sale in the South side that are in our budget and look to be in decent shape.

I've taken continuing ed classes online and didn't like -everyone is different.FC Tucker has a decent program.  

now it could just need water added to the system.... or the main pump and or motor could be shot...  

Renting by a long shot, it's not even close.  

I'm looking at a place now that would be around 6% which seemed decent given how little work it needs, but that's helpful.

Last year (2015) we sold the property and made a decent profit, but the 1099 is in my name only.Do I claim half of the profit shown on the 1099 and give my cousin a 1099-MISC for his half?