Frankly, this doesn't sound so bad compared to the return I could get on a 10 year bond.   

Compared to what?

Wholesalers typically do not express finance contingencies and often do not express inspection contingencies so their rate of falling out of purchase should be lower than the traditional MLS sale. 

I currently live in Irvine, most of my business is in LA, but in the past 15 months I've purchased and renovated three properties in Joshua Tree and run two of them as Airbnbs and one of them, a duplex, as a traditional rental property, but may convert it to vacation rental. 

But - check out what the comparable properties have that your property doesn't and make those changes.

Have you taken any bids from contractors on similar jobs and compared item cost? 

This is really unique situation, the residential properties near by has different use, therefore not good for comparables. or do I let them do their market research any way?

When comparing (CMA) multifamilies, for example a duplex, do you compare them to other duplexes?

If your numbers are aggressive, and you're looking for B property, it's unlikely you will find those, using a traditional agent, in Dallas.So, there's a lot of detail you need to fill in, before anyone can do anything more than simply suggest a market you might want to check out.

There’s a lot of ways to make extra money that don’t require the traditional 9-5 job.