However, you should also consider the cost of adding an extra bedroom and how much could you increase your rent for + how long will the money be returned back?

I would lend it out via hard money, which I'm currently doing, at 10%. 

On the other hand, there appears to be a lot of money looking for deals.

Depending on how much money you're making (which, if you're at a loss, may not be a ton), those trusts can sometimes cause more tax than going the standard LLC route and just paying the $800 in the first place.I'm not sure from your post if you're talking about income taxes that are owed, or the $800 LLC fee, which is more akin to a franchise fee in the terminology that you're using. 

They paid $100 over mortgage but saved $400 month over the previous rent.

Get rid of debt, build a budget, and save.

There are a few Categories that I have broken into their own calculations considering there may be cost savings depending on strategy employed.

I would be using all of my own money for both the acquisition and the rehab.Also, I would (attempt) to GC this myself to save on the rehab.

I thought of wholesaling as a way to get my feet wet and to build capital without having to use my own money.

They can be convenient to do (one loan versus 5 in this example) and save on processing costs (versus an individual loan).