@Gregory A Miller,Since you're talking wholesaling, do you have or at least know of buyers looking for deals like that, and does it fit their criteria? 

I fit into both categories, I rent a long term Airbnb by the room and I have section 8.

I'm happy to chat and talk to you about options as far as finance as well as a list of potential properties that fit investment 101 guidelines.

Find one thats a good fit 3.

My goal is to generate deals, wholesale the ones that don't fit my needs and cherry pick properties.Mailers are relatively inexpensive (4k or so for an aggressive campaign) but are they effective?

Something I did not mention in the original post was setting up a lease, my guess is that the best bet is to find a boiler plate for the state you reside and then consult with a lawyer to custom fit it to your needs?

They can't do 25/50/100/200 unit locations and that are self service; doesn't fit their magnitude or profile. 

Learned it was not a good fit for me due to delinquencies and lack of care and pride of renting.

Best advice is to take emotions out of it - sit down and run the numbers and get your buy box criteria down cold, and then stick with your price range, ROI hurdle, etc. and buy if an opportunity that fits comes along. 

Make sure to set up some for yourself that fit your investing strategy.