The Boomer Business Bureau isn't a credible source of information.Loopnet and Crexi are the industry standard consumer-facing sources for CRE.

The offer was for a modest amount down, with the seller carrying back a note.

The local angle can give you that edge against other buyers, especially when you are dealing with high equity owners who might be older and a little weary of some company coming in wanting to buy their house.One down side to consider is, hand writing all of your letters will be time consuming, but there are ways to get around that.

Finding and Funding Good Deals" - really good book on helping you get properties for a good price even in this type of market.I would consume these as quick as possible over the next couple months, it will definitely give you a boost.I started in real estate AFTER the covid boom, and I'm doing well off. 

We have multiple witnesses, including the xxxxxx city building inspector, professional carpetcleaners, management company inspectors, professional carpet installers and a handymanthat attest the property does not violate any code or terms of the lease and is clean, in good orderand habitable condition.In good faith, we have offered to replace the carpet, with modest consideration on your part,but you rejected the offer via counteroffer.

Ok, now add in the first one, with 745 score, has a current aggregate balance on the laundry list of consumer credit accounts of about $38k.

You have to be able to talk with the sellers about who else you helped down the block.Also, wholesaling is 25x more time consuming than most other real estate endeavors, so it's more than a 9 to 5 if you get good at it.

https://www.tdi.texas.gov/consumer/get-help-with-an-insuranc...or are there others? 

This process can be time-consuming and potentially costly but may significantly enhance your ability to use the rental income for mortgage qualification in the future.

Perhaps buy a more modest primary residence and then invest in a small SFR in another, cheaper market OR find a city where you can find a duplex or Triplex allowing you to have a wall separating you from your tenant.