You can hire someone to pull local leads for you and you can outsource the direct mail as well. 

In most cases buyers that are losing out their offers (especially if its above ask) are primarily not "presenting" their offers well to the counterparty (whether that's because they're not doing a good job themselves or their broker isn't is another convo). 

We might as well have ΦΠΑ and evade it Greek-style.

I'd really tell folks to prioritize getting the location of the property and their systems in place well vetted before playing ball.

There is an amazing difference in knowledge, skill, and experience between long term agents with whom real estate is their career (life) and the agent whose in real estate because he’s a career SALESMAN selling the hottest thing; you know, the guy who’ll be selling oil well drilling participations next year, and advertising services the year after. 

In my market a nice 3/1 might rent for $1350 as well but with an extra bathroom the difference is pretty negligible.

Im super well versed in the insurance side of things but not the investment property process -- i would love to connect with anyone who needs help with insurance and can help me start out too :) 

I've successfully done it personally multiple times and I have clients that have done it as well. 

I will still be looking at leveraging wholesale strategy but also looking to incorporate other approaches as well.

Maybe you could get a cosigner as well.