I'm willing to invest wherever the numbers make sense.

Not sure what line of work you're in, or what level you're at, but it is pretty common these days for companies to be paying for relocation and/or a short-term housing allowance for new employees who have to move.

In all cases, assume property management because at some point it will make sense to turn it over.

I say go for it if the dollars make sense.

My question is- since I find the deals, should I wholesale these deals to either of these funds or does that not make any sense?    

I suppose you could write a contract including the agent's fees, if the numbers still make sense.        

This will open the door for you to negotiate with the seller in a more direct sense but the agent still have the duty to disclose.

Another deal will come along that makes financial sense.

If failure is so common, why is it that I only encounter this fact in my third month of fact finding.

Such safe income properties in this price range make sense when annual rent is 10%-12% of the property price.High Cashflow InvestmentsHere is an example: wooden frame house build in the 70's, selling for $35k and rented $650 per month.You should be aware that there is a qualitative gap in tenant sociological category when rents are lower than $900 per month.