We have limited space as it’s a couple effeciency apartments mixed with other one beds and a potential 2 bed.

If you have MLS access, what do the comps show you?

Since you are an agent, you have access to some really talented folks in your industry.  

There are a number of "filters" which will eliminate properties including:• Known bad floor plans• Subdivisions with rent restrictions• Known undesirable subdivisions• Properties with traffic or access issues• Properties with excessive drive times• Ratio of lot size to the home's footprint• Tandem garages• Close to nuisancesWe also like a (very) few town home communities.

I don't know anything about commercial and not much about wholesalers, but you would definitely need to put in a bathroom, even if you didn't turn it into a living space. 

, and it sure would’ve been nice to have access to a bit more.

That could turn 2800/mo into $2200/mo to go from 4 x 1 to say 3 x 2 (you get extra kitchen space back).

They are publicly accessible in almost every county. 

You could do a 203K, and possibly add space to the residential portion of the property to get that percentage down to 25%, but that would probably be cost prohibitive.Personally, I would look at my options and determine where the best return on the money would be.

They promised access to private lenders that lend based on the deal and not someones credit.