I know that "tree law" can be very complicated and varies wildly from location to location.

The local zoning can consider anything they want commercial.To make things more complicated, you can get commercial loans on single-family properties.See the below examples in Columbus, Ohio.

Homes sell for higher than asking price/bidding wars.Rent to value ratio doesn’t seem to work on any property.Capital limit of 120k.No access to off market listings.When we run the numbers, cash flow is either negative or barely breaks even.ResourcesWe have an excel sheet we plug our numbers into, but it seems that no matter what scenario we look into, it just never adds up so we can cash flow or hardly break even.We have also been listening to a lot of podcasts, reading forums, and talking to lenders, realtors, and property management companies .We understand that delving into real estate is a complicated and nuanced endeavor, but we’ve been researching so much and still cannot figure out how other people make it work.

So far they are the only prospective bite but from cornavirus complications I think that's where credit score took the biggest hit.

And to complicate it all, I'm a self-employed worker with credit that I'm in the process of cleaning up.

@Nicholas Lovric, this is a complicated question. 

Right now it is hard to predict rent increases since there are a number of factors that go into what rent rates are including supply and demand of housing, interest rates for mortgages (low interest rates turn renters into buyers), inflation, and prices of homes sold.I know the BP calc has a box for implementing rent increase but I usually leave that as 0% and only plan on what current market rents are and count on any increase being the icing on the cake.Tax rates are also more complicated than just a % of the sales price but a great lender can help you estimate the exact tax amount of a property you are going to be buying.

You could potentially do a reverse exchange (where you find and buy the replacement property first), which is not too much more complicated than a traditional 1031, and a good QI can hold your hand through the process. 

I have a doubt about a wholesaler,by the way I would like to become one, what are their main challenges?

Some people do that, as a matter of fact.Your scenario has a complication: you're moving into a rental you already own.