Cap rates are very low right now because appreciation has been strong (which drives up prices without corresponding cashflow) and interest rates are down (which increases buying power per $ spent).Going forward, rents will probably climb as the inefficiencies in the market catch up, interest rates climb, and a greater percentage of the population is unable to purchase homes. 

Also when you are driving and see one of those dumpsters at a house. 

The fears you mention are lower, reflexive fears that can be mitigated and overcome with education and experience.If we focused on all the what-if lower fears possible, we would never drive.

I feel like I understand the beginning steps to wholesaling (driving for dollars, direct mail marketing, etc.) and grasping how to find a buyer (find a good deal, and a buyer will come).

You have to drive to get anywhere in DFW.

With my current real estate agent and my driving local neighborhoods I stumbled across a family in NE that was looking to sell their 3 family home and had a realtor that had not posted it on the MLS - luckily my RE agent knew their agent and facilitated the deal before posting on MLS and I purchased at a low rate (considering).With all that being said, the area is expensive, you have to know what you want : meaning : property type,location( so KEY), price range, condition and profitability.

If so, what drives you to be the GC?

When you feel you’re ready start with driving for dollars, it’s the most cost effective way to find your first deal.

It will not only map the properties for you it can also map out the most efficient driving route. 

Question becomes, why are you driving a car and not biking to work you gas guzzler??