Everything is available online (market analysis, comps, etc) and in most cases we are more familiar with our target market than the agent! 

Most wholesalers target properties with out of state owners with 50% or more equity.  

With month to month, I can just terminate the lease if they upset me.Giving someone the first month free and then trying to impose terms is a lot like pounding your head on the wall and then complaining it hurts.

Collins being one of your target relocation areas, you might want to explore the multifamily units available in Cheyenne, WY.

If it does, an agreement is made at that time and the target date of completion is changed and initialed on contract.One more point...

Steve makes a good point, what the seller gets in rents has little to do with a deal.Another slice, I know many who own properties and are landlords, residential and commercial and they do not consider themselves "in the business" they would rather have a good quality tenant, long term, buying the property for them, depreciate it, have some tax benefits and just keep it simple, that is "investing" in real estate.Not to start anything, but most properties here won't come close to the 2% rule, not even close, an $80K house can rent at 750, given current rates, that cash flows, piti and 5% on your money is at $550.You need to look to the market in your area, they all won't meet all the target ratios, which usually means they need to be structured differently.

I saw a SFH listing pop up late on a Thursday afternoon, I forwarded it to Mark (a realtor, property manager, mentor I've been working with in my target area).

I'd reach out to quality agents to help you, start doing your own distressed property marketing and/or targeting specific areas so you don't get spread too thin.

Their seems to not be too much inventory on MLS or not in the targeted areas I would like.

You should know what the buyer's market can bear for the neighborhood you have targeted, a RE agent can help you with "comparables".