I'm starting out and been doing research on wholesaling properties I have contracts an direct mailing letters but having trouble on were to find good properties to send them too!

There is no other reason I could think of why you would be denied for a loan on a second investment property ... guidelines that I'm familiar with are that up to 10 conventional residential mortgages are allowed. 20 if you go with 10 under your name and another 10 under your husbands name ... so a bit surprised to here you are having trouble with 2 (or 3 if you include a primary residence) ...

I have a small group of investors currently from the cape but am having trouble finding off market deals.

They have to get liability insurance etc.I heard they also have trouble finding PM companies because they were so cheap.

Are they having trouble because they have too much crap?

This investmdent has produced <5% distributions over the past 2 1/2 years with a 2% reurn for the past 3 months and projected in the foreseeable future.

When you are analyzing this type of deal, you will want to look at the (a) cash flows that can be produced, (b) the credit (look at the credit metrics on their balance sheet, ie. debt-to-equity ratio, quick ratio, free cash flows) quality of the tenant, (c) scrutinize the guarantor.  

I really want to make sure that I don't attach more debt to my primary residence if I'm making repairs to a non income producing asset that I plan of getting rid of.   

Trying to value residential property as a commercial property via CAP rates can get you into all sorts of trouble ...

So I do have a question..I have an off market property that I am looking at getting under contract. 3/2 Asking 115k all cash only. ARV:160k(Ran comps) Repairs 10k, 700 month rent with tenants on month to month lease. ...