The duplex I got using my VA is by far the best-performing one on a cash-on-cash return since I didn't have to put a downpayment. 

Remember to celebrate your milestones, no matter how small, and continue to learn and adapt as you navigate the ever-evolving real estate landscape.

Fast forward 4 months and my realtor and I have had little to no action on placing a tenant.

From there you'll need to determine Debt Service (if it's a financed deal) and Capital Expenses, to then calculate Cash Flow.The Cash-on-Cash Return (CoCR) will just be Cash Flow divided by the All-In Investment (Purchase Price + Renovations + Closing Costs + Wholesale Fee).If you're wholesaling these deals, I recommend you aim to offer your buyers a Cash Flow of no less than $250/mo and a CoCR of 10% or higher.

I do not allow them to hang it themselves so there are no issues with a tenant who doesn't know what they're doing trying to get the wall mount up.

No kidding right  geesh..

In most cases, they are very young with no income, no credit history, no rental history, etc.

Only choose one or two investment strategies to implement and learn as much as you can about them (picking multiple strategies will only lead to analysis paralysis and cause headaches, which will likely lead to no action taken).

There are currently no duplexes or townhomes in this small town.

With 30% down your options are thousands of lenders.Why is it unwarrantable- master policy not enough coverage; low occupancy rate; HOA reserves; cannot be rebuilt or repaired; pending lawsuit in the less than 10 year after built for construction defect; flood zone with no flood policy...?