I left my corporate job last year to stay home with my daughter and focus on our real estate business.

Someone will eventually come along and offer a better product for a better price.

Plus, the fully finished walkout basement offers endless possibilities.

You'll find some crime as you would with a more affordable area but overall it offers good rents in a time where rents are at historic highs.

I own a cleaning company and was going to offer insite. 

You can accept the no personal guarantee but counter with a slightly elevated lease amount, then offer he choice; lower amount with guarantee, higher without  

I have heard good things about KBKG and they have an online tool for cost basis of 600k and under https://www.kbkg.com/residential-costsegregator I personally used CSSI and they were awesome https://costsegregationservices.com/ but don't offer DIY.Hope that helps!

If you have cash, know that 99% of wholesalers will have low repair values and high ARVs that don't match the actual data or upkeep of the house.Also, ask if this is being daisy-chained, meaning are there other wholesalers or investors in the line between the person offering you the deal and the seller.

You were kind to offer extra pay for holidays.

I'd say if your goal is immediate passive income to replace your job, then do some research on markets, and hustle to get that cash flow no matter where it is.