Now, flipping margins are going to be nice since there isn't going to be much demand on the direct-to-seller marketing side

Also, the difference between buying a 2 unit and a 200 unit will make the answer to this question irrelevant. 

In the years I've been doing REI here, I've never seen the market so lacking of decent buying opportunities.

I've worked on private RE deals at hedge funds, I'm currently developing 2 projects, each 18 unit workforce MF's, and buying a property at foreclosure auction.

I bought a house at a foreclosure auction and am in the process of signing contract and preparing for closing in 30 days. The house is currently occupied by the people that the bank foreclosed on. From your experience...

In other words, a wholesaler needs to find a deal where they can get the property under contract for an amount that is low enough that they can not only cut themselves in on the deal (assignment fee, etc), but also pitch it to an investor who sees enough profit in the deal to be worth it to buy it from the wholesaler.  

You also will almost always run your property better than a PM company, especially early on in your career while you are focused so it is hard to describe how much better of a deal you need to have if you are buying small multi units or single family.

There doesn't seem to be any incentive to buy when you eventually want to sell.

im looking for advice on financing a purchase. we were hoping to use as little of our money to buy a house and use the BRRR method.

I feel like the time is now to start buying while rates are high, and property values are low.