Then perhaps listen to the wholesaling podcasts here on BP and perhaps Todd Tobacks site, nolimitsrealestateinvesting.com.There are literally DAYS of Wholesaling vids on Youtube.  

Check out YouTube for the math equations. search Tony Mesa (fla school) he has some free videos that work out the math problems.

Those are to very good areas that have seen great improvements over the last five years.

I would research mail merge on YouTube for the best way to use mail merge.

The tenant pays every month, keeps the inside very clean, not just maintains the lawn but has improved it far beyond its state when he moved in, and never complains about frivolous stuff.  

All units are as originally built and nothing has been replaced or improved (including HVAC).

We are doing all the requisite cosmetic fixes and hope to sell next year for a good profit, through the market is soft so we may need to rent for a year and see if it starts to improve.

There is limited appreciation upside and you should keep that in mind when contemplating what improvements to make to the property.  

I've since read multiple books, listened to podcasts, watched Youtube videos and regularly attend local seminars. 

(See James Festini's videos on YouTube).I'm interested in how you progress with your solution.