That beats your 3.5% with all the risks of being a landlord. 

I would be happy to show you several cash flowing properties in the City proper so you can see how this works.

In light of your circumstances, take into account the following real estate investing strategies:Fix and Flip, Buy and Hold, and BRRRR (Buy, Rehab, Rent, Refinance, Repeat)Always keep in mind that careful preparation, thorough research, and modifying your approach to suit your risk tolerance and financial objectives are the keys to successful real estate investment.

I imagine in my head wholesalers have a folder in their computer with several types of contracts.

I feel like I need more experience to risk investing in the thin margins 

For instance, in a scenario where several properties in an area are sold at a discount due to defaults, these sales set a new standard for cap rates in that area.

We just severed with them, not their fault but the ROI was not as much as we would like.  

Edgewater is decent but still a high risk roll.

I've helped several VA buyers house hack and you should familiarize yourself with the VA minimum property requirements and the VA appraisal process. 

Several banks said I have to put a 15% downpayment.