Out of curiosity, what expenses do you use to find the max purchase price using something similar to the 70% rule or whatever other practice you use to find the max purchase price?

Yup, this would be the best practice.

My parents discouraged me on a lot of things because they thought it was too risky and because they were worried about me..Over time I made it a practice to keep every new venture confidential (even from friends) prior to execution.

The market rents are a valid source of income to list.Other than that at the moment,  the previous replies make practical sense.You might look onto FHA loans also, but I am.not versed in its application to multis.Much success!!

Obviously a revamped health club, you could take down walls between the racquetball courts to have other uses; 20' tall rock climbing walls, pickleball, practice rooms for local clubs and teams, an adventure park or entertainment park. 

I see other landlords around me in low ball battles, practically giving their properties away, 1 month free, no deposit, etc and I raise my rents every property based on having a newly rehabbed and updated property, and I may not get as many calls, but the calls I get are the ones who want to pay a little more for a better property. 

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

I am looking for some advise on the best way to practice evaluating deals virtually while I continue to work on building up my position to invest in long term rentals.

"Free markets" function when there are few bounds on legitimate, efficient transactions but not when fraudulent and abusive practices are allowed; I'd just like to know where wholesaling falls.

As a practical matter, you might be okay.