This is keeping many on the sidelines as well which could present opportunities as you might find yourself in a position where you have better negotiating leverage.

Can I take the potential profit from this deal and use it better elsewhere?

It will make you a better landlord down the road.  

I began to create one but figured I need not recreate the wheel if someone else has already done it better! 

Yeah you can't have a homeowners policy for a STR.This is better than finding out they won't cover you because you were renting it as a STR after a catastrophic event.

You can almost get 6 units for the same out of pocket investment buying separately as you can buying the 6 unit, potentially slightly less cash flow with a better rate and less stipulations.

That would be a better approach. 

Why would you think the higher cap rate market is better when the market is actually paying MORE in the lower cap rate markets?

@Paul Kirhagis dude, it only took 3 minutes to find this group:https://www.freedommentor.com/traverse-city-real-estate-inve...If you can't put a better effort into a simple Google search, how are you going to succeed in Wholesaling?

If you can get $3100 or more then rent it out to someone else that is better qualified.