I have analyzed a few deals in the current market, but I have not been able to find a single one that will produce a decent cashflow. 

Meanwhile the alternative lenders and even banks who do finance mix-use real estate normally require lower leverage than single family or multi-family real estate.

BrightInvestor offers a ton of market data and property data like crime heatmaps, appreciation rates, income data, and even off-market deals with automatic skip-tracing, analyzers, sales comps, and rent comps. 

When I selling my first flip, even after 50+ transactions under my belt I still had my father negotiate on my behalf.

But an even bigger reason why the numbers are skewed is that a huge chunk of the overall crime is committed by the 19 million visitors to Myrtle Beach each year (think drunk driving, drug possession, etc) and of course tourists don't get factored into the full-time resident population. 

I have my own, single-member, LLC with an LOC, and I have a partnership LLC that also has an LOC.   

There’s still plenty of room on properties even with the tax rate.

From the information you have provided and don't even feel that you have done anything wrong.

The wholesaler isn't a competent contractor or even a competent investor themselves 99% of the time, so you have to decide who you want to rely upon for estimates.

That said, there is a break even point to determine that and I do not know your financial situation now.