Your bad luck but you accepted it as is when you signed your lease.Your concerns are for the most part unfounded.

I have some cash to be ready to jump in, it isn't that bad of an idea.

Have you considered going door to door knocking to the areas where you are sending out mailers  or other areas near your residence or buying a list of quality leads through a reputable source?

One of the tenants has brought to my attention some bad looking mold in his bathroom tub and shower.  

Staying west of Q allows for higher quality tenants and rents, but the market is very competitive right now.

Just keep track of the big ticket items and make sure to carry a bit more than you think something costs to fix.After having done a few flips, I don't really need to look at kitchens and baths, it is fairly easy to get a price figured out for one just by knowing the area and quality of the finished product.

The problem is that most wholesalers are new to the game and don't know not only what a good and bad price is but don't know how to estimate rehab costs and/or try to market other peoples garbage.

That is great to see that you are finally looking to kick start your business in REI, I was just in your shoes 10 months ago and I can't say that I had a bad time.

Over the years I compiled them in this list:https://www.biggerpockets.com/blogs/2810/50272-lis...They are all good quality lenders but their programs and terms vary, some may work for you while others won't.

-Turns out she had a REALLY bad QVC problem and was basically up to her eyeballs in debt leveraged from the property to pay for said habit.