Home buying and wholesaling is not about quick cash.

at 3% those properties were cash flowing, but 7% puts them underwater.How would you go about finding properties that meet the above criteria?

@Michael Keffer your strongest position and calculation is when you have a full year where the property has cash flowed

The cash flow is good but people have complained either it was too old, or bad area. 

I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

I share it for free to those who request it for ideas if you want to build something similar.

One suggestion would be to offer the seller a chunk of cash extra to offer the tenants a keys for cash option.

Also any STR locations that are viable options fron cash flow perspective and friendly regulations?  

Feel free to reach out if you'd like to chat sometime.

Don't just ask for something, try to give something first - a Joint Venture opportunity - cold calling for free - etc.