But I get it in the lower value assets of the mid west and rust belt cities wholesalers dominate because they spend 100s of thousands in marketing for those type of assets..

If I did, I'd find a place I really like to visit and be prepared to spend a lot of time there making connections.  

I would spend time building your list of WHO (agent, mentor, contractor/handyman), then WHAT (house type, tenant base, work needed), then WHERE (location).

Even large and small businesses with intangible residual services like TV, internet, security, pest control or the local contractor with remodels in process could fall behind on payments revenue contract. 

However, if you’re not ready to jump in yet, you could spend the next couple of years building your savings and learning more about real estate to feel more confident when the time comes.

Based on the questions you are asking I think you need to spend more time listening to podcasts like Bigger Pockets and Bigger Pockets Rookie.

Had to spend additional money to get everything fixed.  

Sometimes people get paid and if they can pay their rent immediately they will but if they can't they may be tempted to spend it elsewhere. 

Single family homes are exempt from rent control when privately owned.  

Our privately owned and centrally controlled monetary system, known as the Federal Reserve, and the legality of Fractional Reserve Banking is on a crash course for a battle between Freedom (Property Owners) and Royalty (the banks).