No need to reinvent the wheel by exploring a ton of other templates and options.

However, investing passively with a reputable reputation and track record has inherently less risk than owning your own property, especially if you are investing long distance.There are literally dozens of successful syndicators on BP alone that are actively doing deals. 

Without taking shortcuts you are sure to learn much more in the long hual of the process and while the money seems to be an quick payday when you are wholesaling I feel like over all their is much more moneys to be had in the reputable side of being a licensed agent.

Its best to gather at least quotes from 3 reputable junk removal contractors in your area.

Realism tells you "get a reputable inspector in spite of the cost" instead of relying on your own two eyes alone, allowing you to more accurately assess your rehab costs and not miss things you hadn't considered.

Ideas like borrowing against your 401k, borrowing from friends and family, selling some of your stuff - are just some of the things that can explore doing.

How much money (just ballpark) can it really bring in every year considering vacancy, utilities, HOA, insurance , and the cut from hiring a reputable management company, and many other costs I am not even aware of?

The private investors I have used have been known in my circles and of the same training and mindset as me and reputable among other investors, so I don't have experience just meeting someone brand new and going in to business. 

You won't find much in Alpharetta for less than 300k let alone 400k, but there are nearby markets worth exploring that meet your budget, depending on your pre-qualification. 

Wholesaling has gotten a bad reputation.