I have been trying to educate myself on how to write deals but haven’t really found anything as a virtual wholesaler.

This property over the long term will project virtually no cash flow or negative cash flow.  

Depending on your situation and goals, it may be better to use an entity in your own state and simply use a virtual office or private mailbox as the company address. 

I see virtually every marketed deal over 100 units in those markets plus a healthy share of off-market opportunities, and nearly without exception I see most of these trade in the fives. 

If you are looking for a mentor, keep in mind they can be virtual and located in another country (ex, USA). 

Then, partner with her on a couple of more deals where she could utilize her cash via a 1031 exchange, enabling pocket money and no capital gains. 

Stay away from most virtual wholesalers, they just lock up deals that...aren't really deals.

The big downside I see with this approach is that we could only purchase 10 properties with loans through Fannie Mae/Freddie Mac if both our names are on each loan vs. being able to purchase 20 properties through Fannie/Freddie if we purchase each property in only one of our names.2) We both have solid W2 jobs and essentially no debt outside of our investment properties, so once her credit score is about on par with mine, would our improved DTI when applying for loans together enable us to get better lending terms to the degree that it still might be worthwhile to purchase 10 properties together instead of 20 properties individually?

I agree with virtually every post:if you are paying retail without a value add, buying does not make sense for a 2 year occupancy. 

Be professional, take good care of them, fix things when it needs it, have grace when it makes sense (grace DOES NOT mean enable) but run it like a business.