She does not care about the wholesale deal and my commission as long as I get the bottom dollar she is asking for but wasn't aware of the strict laws they have in Arkansas. 

Other than your typical MLS listings, I would say networking and "driving for dollars" would be two great options. 

@Tucker Cummings nailed it - a rock star property manager should pay for themselves by getting your unit rented quickly and for top dollar.

I don't really understand how people get good cashflow on SFHs in most markets, except for contractors who are great at rehabbing really underpriced houses for pennies on the dollar. 

@Kristina Nutt If you plan to sign an agreement with a property manager, most of them will have a minimum dollar amount for reserve already built into the contract.

I got a measly 500 dollar credit card.

Most agents don't make a dollar for 6 months to a year and you need to go into it with significant reserves so you can weather the down periods. 

But, not all properties have split meters, which then you would have to include it in the rent and add a 'margin of error' in there since it could fluctuate hundreds of dollar from month-to-month.

However, you can actually save millions of dollars in taxes by starting during the blueprint phase.Here are some examples of ways to save on taxes:For conference rooms in a hotel, Instead of installing regular walls, if you install moveable walls, the walls could be depreciated using the rules of bonus depreciation.For a multi-family apartment complex, changing the model of the bathroom exhaust fan to a variable speed could help qualify for the energy credit which is $2,000/unit.For a large apartment complex, installing a ceiling fan could allow you to qualify for 45L tax credits.For a hotel, if the porte-cochere is detached from the hotel building, it could be fully deductible in year one as it could be considered a land improvement.

Lower-bracket wages on the rise - The same minimum-wage jobs from 2019 are now demanding 12-15 dollars per hour.