There are many areas with high cash flow that experience little to no appreciation, and others that may cash flow a couple hundred per month that have potential of appreciation, though the values of those homes are well below national average. 

It contains hundreds of files such as ebooks, checklists and spreadsheets for real estate investors: https://www.biggerpockets.com/filesGood luck.

Also, forgot to mention, this house is a hundred years old! 

Ive received literally hundreds of leads through their lead system/Find An Agent, and have never converted a single one.

It is a job and not an investment and the upfront cost and risk is huge to make a few hundred a month.  

I have found very little deals thru an actual wholesalerRe read what @Thomas S. wrote If you don't take the time to educate yourself, create your own business plan,and know the metrics of buying selling rehabbing wholesaling,marketing ,etc you will just be throwing money away like the hundreds of newbies flocking into the business 

It contains hundreds of files such as ebooks, checklists and spreadsheets for real estate investors: https://www.biggerpockets.com/filesGood luck investing.

Unless you are a professional athlete/movie star / influencer it’s hard for many to hear this but the world really doesn’t give a hoot about you.Having built hundreds of multimillion dollar homes and having worked on projects with two different professional sports teams owners - I would say less than 1% would use a land trust for anonymity and some of these people had 9 figures and several were billionaires.

I have toured many and they tend to be janky and your few hundred in cashflow will get eaten by cap/ex. 

You do know that there are hundreds of thousands of homes that are still valued at less than are owed for them, dating back to 2005-7, right?