The reason I'm asking is because I'm currently looking mainly in the southeast for an apartment community in the 50 - 100 unit range to syndicate prior to the end of 2019 and want to make sure I'm taking into account all possible markets if the financials, location and the exit makes sense.

The main things I look for when dealing with any professional in my own investing is (1) would I want to affiliate myself with this person and work with them, and (2) do they have experience in my field.

She won't cash flow, but she will likely only be paying a fraction of what she would be otherwise paying for rent or to buy her own place.I also wouldn't say she has to forgo these things for the next 10-15 years, just long enough to build some equity and save up a little more money (which she'll do given the reduced housing costs that come with house-hacking).I think your main constraint is the HNI loan.

The main reason I am looking at wholesaling is that the market in my area is really strong and this is the only way (other than a foreclosure auction) I can see getting properties at the price point I need to insure some cash flow. 

ARV: $300k (This is one the main questions I have, how do you quickly come to this number)Purchase Closing Cost: $12,995 (I put in 5% of purchase price based on what I read)Estimated Repair Cost: $15,000 (I've owned a house and built tiny houses but never to this magnitude, how do you quickly estimate repair costs by just looking at an online listing?)

The main issue was that this property was far away from a metropolitan center and therefore flew under the radar.

My main concern with the property is an old heating oil tank in the basement.

The main issue was the plumbing and bathroom.

The main issue is that I don't know how I would get a loan for a project of that size as neither my parents or I have very much in cash assets.

To answer your question, yes I would walk away from this one because some of the main factors you need when wholesaling is motivation and equity.