But I'm looking over numbers and I'm starting to think it may have always been a bit of a unicorn that appeared once when the stars aligned, but otherwise doesn't really make sense under MOST conditions.I've nerded out a little and ran numbers comparing interest rates, P+I payments, and initial principal balances and I've found with MY assumptions, that the 1% rule is actually NEVER a valid filter. 

Why do you think purchase contracts are so long and have such small print?

There are a few options(1)You can get connected with the larger wholesaler firms in the area (2) go through PCPAO site and skiptrace the buyers of similar properties as yours, (3) hunt down the agents involved in the sale of properties similar to yours or go to local REI meetings and pitch it to the investors there. 

You would think that with all that income, they would let you use the product for commercial use.

I think that areas on the outskirts of desirable cities where many people are moving (ie: Charleston) have great long term potential, as eventually people start to rent right outside the downtown area when prices rise. 

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

But I have been thinking to involve my son sooner. 

I find it best if you approach it thinking it's more-so a commercial lease done in a residential asset.

I think this will be super helpful! 

Or are you thinking you might want to wholesale also?