I just want to be free from this high mortgage payment of $2300 + maintenance & repairs and debt that has controlled us.

Also save up and see if you can buy a house while going to school (or maybe your parents and you manage it) and rent out rooms.You say you want to get into real estate investing, but not what: realtor, property management, own rentals. 

And, intent matters, but, by itself, is not controlling. 

My state has no rent control law. 

Zoning approval, neighborhood pushback, utility approvals, flood control, offsite street improvements may be required, engineering, etc. 

There is always the chance that they start to gain more control over your property than you have, but that's besides the point.We are still in a very strong seller's market right now, or demand is far exceeding supply.

As you have no rental history, and guessing your friends don't either, they may require a guarantor on the lease-so a parent (or parents) to co-sign.

Maybe it will, but I don't have direct control because it is being put on the seller. 

Ok Ryan, I'm going to be blunt here, but you need to step away from wholesaling as quickly as possible until you learn the basics of real estate, financing, and business in general.Let me ask you, do you think the seller is in possession of the title, or the lender that is in control of his VA loan?

Very very important to have a solid JVA before starting this type of project no matter who your investor is - best friend, parents, or someone else.