Your numbers and your realtor's numbers are obviously more hopeful than realistic based on the evidence.You are either buying in too high or spending too much on reno.

I'm an aspiring wholesaler ready to learn from experience investors and grow together in successs

The down payment plus closing costs, expenses to make the property rent ready, travel back and forth (do not purchase a property in a market that you have not visited and/or do not plan to visit pre and post purchase), and the required cash reserves puts your realistic purchase price around $150k. 

In my experience lenders much prefer to see the income on your tax returns then from what is on a lease.2.

@Tyler Schmick would love an update on your doorloop experience.

Does anyone here have experience clearing a title after a tax sale in upstate New York and subsequently selling the property to a retail buyer? 

You've got the experience, and your friends want to relax while their money grows.

The interest rate that I was utilizing was a little low, from what he told me, in my area I can expect to pay about 10-15% interest based on several factors (How much or little experience I have, credit score, the deal itself, etc.) and I will definitely be paying points, how much will vary by HM lender (usually between 1 to 3 points).

and obviously, nobody is going to be able to give a realistic price without knowing dimensions.

While I have the time, financial resources and motivation, I lack experience in this niche.