Always prudent to begin with the end in mind. 

The median income and availability of rentals notwithstanding I have yet to meet anyone who considers the major Phoenix metros to be low-cost relative to any other city in Arizona.Further, and this is just my opinion mind you, but the summers aren't as bad as they seem out here.

Just some ideas that came to mind

Choosing a online school has been mind blowing.

That way you get better idea of the quality of the tenant, whether they pay on time etc.Talking to the tenants is also very good way to get feel for the property, if possible.Also keep in mind that any document the seller provides you is a material fact.

Once I resigned my mind felt so clear.

Would you mind sharing yours?

I first go by the 1%, but am conversing with the Seller today about what expenses the tenants are responsible for, Cap expenditures done recently, etc. would you mind sharing what ratios you target?

I have a realtor in mind that I want to approach about helping me find specifically off market multi-family property to buy.

Well, I saw a CD Walkman for sale at walmart the other day and the price was $35. so with that in mind, everything is possible sometimes to answer the original question: NO, I have nothing good to say about wholesalers. take your time to learn the business, get as much of an advantage as you can muster