Limited partners who only contribute capital, or several general partners with clearly defined roles?

You would just enter into a contract with the seller with the realtor's commission defined, and then assign it to the wholesaler. 

@Harrison Wright @Kelby K.IMO it all starts with marketing and getting good at a defined target market.

     Alright then, it couldn't be possible that other people use/define the term differently then you.

I’m giving it another shot and optimistic I can get something going this time armed with better tools.Right now, I’m working on defining my goals, the market and types of property I’d like to invest in, and a personal budget for my investing capital.  

Even before I defined this goal, I've always had a weird obsession with searching for properties just for fun (and now there's $$ involved!).

You really need to define what market you're looking at before looking at the ROA.With that being said, IMO, the best rental areas should have ROA of 6 to 14 percent.  

My experience has been HOA protected properties have a clearly defined maintenance and operating arrangements that all equity holders know of in advance and benefit from the maintenance.The encumbered properties without HOA were a nightmare.

Don't ever let your bankruptcy, sicknesses, accident, etc... define who you are.

So the question becomes what is your clearly defined goal ?