For instance, I thought some of the purchase price for the properties were way too high above retail, or the rehabs weren’t very nice and didn’t looked rehab at all, or they were renting at well below the 1% rule etc.I took a look through Antoine's inventory and found the purchase price of their homes were in my sweet spot: $60-100k in markets like Cleveland, Memphis, and Birmingham.

I was using PayPal, cause instant and no bounce but really high fees

The wholesaler had it priced too high as he used comps from March.

Buyers have significantly more negotiating power.

There are markets that are very saturated with STR and with vry bloated prices and high interest rates it could be impossible to turn a profit at all. 

I aim to refinance the loan under conventional investment terms to avoid the high interest rates associated with hard money loans.With an excellent credit score, securing a loan shouldn't be a challenge.

I've personally sold 3 properties with them thus far and have high praise. 

Now that it's a rental the home barely cashflows due to expenses and the high mortgage.

I would prefer to self manage to avoid the high poperty management fees (I think its around 10% + 1 month leasing fee, etc.) and I also worry that the property manager will likely not be as dilligent in finding high quality affordable vendors, etc.I see 4 major pieces of work1) Tenant finding: I feel comfortable doing this remotely.

I highly recommend you paint the doors and trim.