If so, maybe she can approach them and get a big group together and spend some money advertising a common open house with raffle.

Welcome to BP and Baltimore.It is hard to point any direction without knowing your budget and general strategy but I personally invest in areas where  I can spend 100k or more, and there are many neighborhoods in Baltimore you can do that.Obviously, you can spend less, and get similar returns in certain areas as well.

You will also spend about $100/m on HOA for that.If you are looking for purely rental property, you could grab a nice SFH in north east Raleigh for about 180k and get $1400/mo on rent with no HOA.

If all you have is GP, then why would you spend $15,000 on legal for a limited partnership?

Let Go and Let The VA Work - If you're going to spend the money to hire a VA, get over yourself and give them all the training and access and info they need to do their job.

Trying to ascertain whether that was the case was complicated by the fact that the buyer's agent apparently scrambled the buyer's address on the contract (intentionally?).

I think that buying it off-market will save me the 6% realtor fees though I do have to factor in the wholesaler fee.I still would like to spend more time looking at the potential rental income but I don't think I'm too far off. 

Spend your funds on marketing and not inspections, etc.

You spend 60+ hours a week focused on investing for others.  

The MLS is hard for investor deals right now, mostly because, as Becca mentioned, there aren't enough homes for the people moving here so owner-occupy buyers are more emotionally attached and will to spend more than an investor typically is.