There are several real estate meetups in that area as well as a Real Estate Investors Association (Charlotte REIA). 

DTI is probably 1000X more likely to limit your ability to get a loan than credit pulls associated with all the loans you have gotten and are paying.

How efficient are using the local real estate associations (ie what % of wholesale deals occur with individual buyers, vs. associations)? 

Both are Washington State specific landlord associations and have all the proper leases, along with many other resources available.  

I have a number of friends/associates that until recently didn't notice how much they were spending on each lead.

With townhouses or condos, you have extra fees from the HOA/condo association and the potential for them to restrict rentals. 

If you’re shooting for long term rentals, read every single line of your condo associations (or co-op) agreement.

I was (and still am to some degree) in the situation as you Dave.

The American Apartment Owners Association has compiled a state-by-state list of the orders:https://www.american-apartment-owners-association.org/property-management/latest-news/covid-19-eviction-orders-50-state-trackerI looked; couldn't resist - and there are a few states that actually left a landlord/owners property rights in tact throughout the pandemic. 

And what if mortgage underwriting guidelines tighten up (they already have, to some degree) and call for additional reserves and a higher credit score?