Is there a good spreadsheet or presentation tool out there to present a deal example for us to start networking with private money investors?

I'm curious to know if anyone has had luck with virtually staging their properties.  The thought is that the potential buyer can walk through the property with the listing pulled up on their phone and have an example ...

I’m confident in my ability to do a lot of the work on the house If need be however I don’t own all the proper tools to do so and there is stIll a lot of steps that go into flipping I don’t have experience in (I.e. tile, flooring, sheet rock) due to previous jobs I have relationships with a large multitude of contractors, electricians, plumbers, carpenters etc I don’t have a specific house picked out at the moment however I do have several target neighborhoods I’ve been keeping an eye on.

It's another tool in your RE investing toolbox, and you need to learn how it complements the other tools you have and how to use it properly.Plus, you should separate your asset holding entity from the active operations/property management entity.

In my case it would have effectively been impossible to assert that the loss property was NOT QBI eligible, and yet the others are?

That does not mean you just simply pay less, it will have effect on your entire investment (longer commutes to check on things, lets buyers / renters, more days on market, lower rents, lower appreciation, etc).You will still need about 30-50k in cash to make this happen (20-25% down, repairs, closing cost and other expenses so keep that in mind.You also said "cashflow from day 1".

The biggest mistakes I have made were when I assumed I was strong enough to overcome the psychological effects of dealing with debt. 

The biggest problem with low-income rentals isn't necessarily the tenants, it's the ineptitude of the landlord in screening and effectively communicating with the tenant base. 

The tool I recommend is called Beyond Pricing.Instant BookInstant book is a tool on Airbnb that allows you to skip the process of approving a guest and will automatically allow them to book your listing.

Also, under tools, then file cabinet, you can find some wholesaling contract so you can get an idea of how it's structured.