Unless you sell the property, the equity you gained from appreciation is a locked up prisoner....and my two solutions are NOT labor intensive...at least they're not if you have learnt how to do both properly.

The proper method of calculating cash flow is all expenses, to include setting aside reserves for maintenance, capital expenditures, vacancy, etc.

How are the judges reacting?

I also want to wholesale, and I want to know if there is a conflict of interest or how to properly go about this and structure my operations the right way.

With SFH, you're likely to keep tenants for at least 2 years with proper vetting.  5% is the equivalent of 2 weeks per year, so is conservative for the area.3) I would highly recommend using a good property manager after you move out. 

Currently learning the proper process and navigating the water as a new investor with barrier to entry which is why I was considering a partner.

I am looking to refer to a person who can answer these questions properly.

It's a good way to build a bad reputation.You could also find yourself losing your EMD if you back out of an accepted offer without proper justification. 

Your margin for error would be razor-thin.Moreover, I think you'll feel better about making investment decisions when you have the proper financial tools to analyze your deals.

It’s not like they do Improvements to your property, with proper authorization.