There are also plenty of books on owning and managing rental properties, both LTR and STR and even a new book published by BP on midterm rentals.

Obviously most deals arent as good as they were last year but still money to be made. 

I also wouldn’t even know where or how to start with seller financing, how to come up with the terms, etc.

I imagine it's similar to St Louis but I'd be willing to bet it has more going for it and better appreciation.Happy to share some resources, learnings, and even history/performance of my rentals I've had for 5+ years.

All in all I have broke even between rents and mortgage and repairs but the property has gone up about $100k in value.

My research is in smaller localities, so it isn't clear to me that the photographers I need even see my ad.  

And while they bring in tons of money, they don't hire many people or have many storefronts other than their giant campuses.

A conventional loan with 10% down will not be an option for a car wash.I would first seek to find out if the Seller has plans for the proceeds, usually they need the money for something else.

Is it possible to get into wholesaling without money and income?

I figure before you put money down, you want some honest feedback.