And when the last guy in the chain can't find a buyer, it's the direct to seller wholesaler, who has spent a lot of money and time to find the seller and market to them, that has to have that tough conversation with the seller about how the deal fell through. 

Tires are tough to get rid of in my market as well.

Without forced appreciation, it will be tough since you started with 100% leverage. 

So not sure the answer but its a tough one no doubt.  

I think if you mean wholesaling in the sense of putting it under contract and flipping the contract, this can be tough for a wholesaler to pull off unless they have a lot of capital available and can show liquid assets.

I understand the overall red tape challenges (starting to dig at the local and state levels to better understand the nuisance of the codes), my question really is modeling the cost model and projecting returns so I can develop investment material to find funding.  

The cheapest duplex Ive seen is $500k and theyre all near Ogden (north) I have seen any near St George.I dont mean to discourage, mainly sharing my tough times down here too.

To your question ... that's tough.

Hello - I am an aspiring real estate investor but I'm afraid I'm fallen into the trap of just viewing content / videos over the last year without taking any material action. 

You will be able to see if he is actually mentor material for you.