(very embarrasing) Although I did kind of pick up some skills along the way, such as marketing and calculating ARV, unfortunately I haven't gotten to the most important part, repairs.. 

Like I said I’m new to the game and excited to pick up as much as I can, if anyone out there wants to chat or needs a strong back I’m always willing to trade sweat for advise. 

I think this is good time to learn and acquire new skill sets!

I am looking to get into wholesaling and would love to shadow a wholesaler and learn the trade.

I've watched a few YouTube videos to brush up on my skills...maybe my post-license class will help with these concerns but I'd figured I'd start here first.

This time open up your checkbook a lot wider.The trade-off here as others have mentioned above is that your pool of qualified buyers is smaller with the tenant-occupied property, plus who wants to sell to an investor, were all a bunch of cheap-skates.

@Devin Bivens ROI will always matter to investors, but I agree with @Jaysen Medhurst that 4 families and smaller almost always trade based on comps, since many people buying them are not full time real estate professionals, at least I have to assume that based on the prices people will pay.How are you presenting these deals, and what type of investors do you see being your buyer? 

That's the million dollar question and depends on whether your activities rise to the level of a trade or business.

Working for some one else you can make around 40% to 70% of the fee because there is insurance, software, scheduling, and some equipment, like a A/C company or other trades. and the majority don't get it right.

I highly recommend that you read these two books:- Can't Hurt Me by David Goggins- Never Split the Difference by Chris VossWhile neither are directly about real estate, they teach skills that you will need to have in order to have a successful real estate business.