I'm really not trying to be a jerk here bud, but as someone who hasn't been around BP for all that long, you should understand that there are a lot of folks who come on the forums with posts like this (which are, frankly, a little hard to believe, especially with your claimed expense ratios, funky spreadsheet, and 'every deal is a grand slam' numbers, without talking purchase prices, etc.)

For example , say I net $8,000 from a wholesale deal, do I put that 8 grand into an account and use it for my next investment?

@Roy Oliphantthank you so much I will pm you if need arises yes its here in grand prairie,tx

To try to do this with a few hundred grand to me seems like a ton of work..

Personally I would spend a few grand to find a good attorney to outline what things keep you within the law.

The beauty of my situation is I cashflow positively (very well - 1,420 gross rents on a property where total of purchase and rehab cost me less than 40 grand) so that if I do decide to sell, I can hold out for a good offer.

If 3-7% isn't enough try a standard fee of a grand or three, like a wholesaler.

And yes, I 'studied' what the gurus are selling (perhaps 1500 hours of my 'spare time,' in the first year...) and I didn't buy, save perhaps a grand on various lease option courses, to access their forms and agreements, vs. paying an attorney or three $5- 20k.

I previously have owned an STR in the beautiful town of Grand Haven, Michigan.

Same goes for water mains, most of those old buildings have what we now consider a tiny main, if you have a restaurant or any other high water usage biz going in, they'll NEED a larger main and that can be a lot, like well over 10 grand many times as they have to run a new main to the city line, which means tearing up the road in most cases.