I've had about 6 inspections from various professionals done; the only one I'm waiting on still is the Independent Appraiser's report, but he's indicated to me that not only is the property a 2 BR, 1 BA, but also that he's planning on reducing the square footage GLA of the house by 30% due to non-permitted addition in back.

Other ideas that you've probably already implemented are; reduce water usage (shower heads, toilets, convert to xeriscaping) and charge for pets.

By factoring in maintenance, capex and vacancy, you are keeping your cash flow positive and reducing your exposure when things go bad with the property.

Some smaller companies charge less and the more income the property will bring, the more they'll reduce that fee.   

Many people are doing wholesaling sucessfully but I feel in the market we are currently in it makes more sense to be an agent and try and earn commissions and then be able to buy houses as a discount / reduced downpayment. 

Incentivize them in a way that works for both of you (fee, partnership, whatever).I hope you can find the answers to increase the revenue and reduce the expenses so you can keep all these properties. 

I find that this is good bargaining tool if issues arise and helps reduce risk.

At least with MFH you might be able to house hack or reduce your rent by having other share the payment of your mortgage.

There's very little that changes in the process other than needing to rely on more people to be there for you when you can't and therefore reducing your potential margins.The hardest parts are finding the properties and financing, and those are the same problems that you're going to find anywhere.

If you work with an agent, take their projections and reduce gross rent by 25% and up the maintenance costs by 15%.