@Michael FriasI have actually done this not in Detroit specifically, but 35+ wholesales without ever seeing the property, it was while working for a real estate investing company, under an experienced investor who had more than 10 years experience investing, 10-15 VA's that I managed, and a bunch of systems that made this possible... even still it's not the best way to do wholesaling at all, and it wasn't my desired route but it worked at the time.The specifics as to why it won't work:You need to be experienced to wholesale properly.

Does this system make sense? 

The thing I don't like about the tri-state area is the anti-landlord legal system.

The best approach is to hire a full time onsite management team that is experienced, and capable of performing all the duties of management, home sales, managing maintenance and repairs, and the implementation of software systems and processes that will eventually have the park running like a Swiss watch.

A $3,000 A/C system replacement would generally be a restoration relating to the HVAC subsystem of the building and thus capitalized, not expensed. 

Like others are suggesting here, it’s really really really valuable to meet other like minded people.(2) build a system to find leads (search FSBO on Craigslist, drive for dollars twice a week, etc) (3) don’t be afraid to walk away from a deal if the numbers don’t work or if the margins are thin (there is ALWAYS another deal to be had, think abundance!)

And your description makes me think that you do not have a bookkeeping system in place.

Seperating the meters legally would easily cost more than a new roof or HVAC system would ever cost.

Hey guys, What’s a great CRM system to use that is affordable..

@John S Lewis  a few ideas, some easier than others...1) search lien records through the county2) check the system itself (panels and indoor hardware) for labels placed by the installer in case of service needs, pretty common, then call them up3) see if any neighbors have similar systems and ask them who they used, then call them up4) call local installers and ask whether they worked on that property5) looked up previous owners and ask them who installed, but check with installer about status rather than rely on the foreclosed party's representation6) Don't worry about it?