I do feel your pain and do not minimize it. 

I work with clients in these situations quite often - it can be pretty painful to learn these things the hard way.This is not legal advice, just my opinion as a real estate investor.

The other factor is do you have sufficient resources and "toughness" to weather some short term pain - getting rid of problem tenants - then it's a GO!

I’ve owned both and have found renting out condos a major pain, largely because of HOAs in my case.

We've been upgrading flooring during turnovers, eliminating carpet as it's just a pain.        

They don't react with relief that you've come along and will save them from the foreclosure process.

What’s the average starting salary for a PA in your area ?

Leaks are a pain in the neck, it can cost thousands in some cases.  

I don't know if I even have a problem with a wholesaler making an offer and the seller accepting it (that the experienced person knows is low) -- if they were able to get the deal done fast and take a situation that caused them a lot of duress, bring relief and even some money in their pocket ...is that wrong?

Do all your education before your first flip, learn how to comp, learn how to estimate and the process will be less painful.