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I hear there's a recent case in Federal Court where an investor was found NOT GUILTY of violating anti spam laws because his text was asking to BUY a property, which isn't sales (which is what marketing is). 

Warn them in the marketing (example: "This is an old house and noise travels between units.

This deal was brought us off-market by a friend.

I furnish about 80% of my properties off of facebook market place and places like that. 

I appreciate the encouragement—I'm excited to learn from and connect with investors in this community.Right now, I’m primarily focused on house hacking in the LA market, but I’m open to exploring out-of-state opportunities later in my career.

However, many states now require some version of a license to wholesale, so I'd identify a market first and then dig into their specific wholesaler requirements. 

It sounds like your current property manager may not be marketing the rental effectively, and the fact that it's listed incorrectly as an apartment instead of a duplex could be turning off potential renters.

I've finally made the decision to get into the market to Build to Rent.

I'd guess the real number is closer to $30k, since we bought it slightly under market and did some minor work like changed all the appliances.