I'm struggling in finding resources on how to effectively and accurately calculate the value of property as well as AVR.

The latter option would save you the out of pocket expense while effectively financing the cost over the period of the loan.  

Yes I have a contract …yes I could sue for non performance, I could probably notify a title company about it …not sure I would win unless I am prepared to spend a lot for an attorney and engage in complicated litigation.

IMO, it takes a certain personality type to be effective as a property manager on a larger scale.

Then are these laws not circumvented when someone engages in an activity that effects the same outcome as a licensee?

You will make a TON more in the long run this way, but if you're looking to cash out and move your money into another deal this might not be what you're wanting.However, if you use that down payment to turn around and pick up more properties with owner financing you can start a domino effect that could really build up your portfolio!

Is anyone aware of a site or source that one can review to see the results of those investors engaged in wholesale activities?

There is so much great information on this site... browse, ask questions and engage.

My PM received many inquiries this April and into May.We do have a Medical college in Erie but there is no real special circumstances other than winter and school year that effects peoples desire to move or not.

a. pencil strip all the way until it butts up against the bullnose along the edge. (1st picture) b. no pencil strip with mosaic butting up against the bullnose (2nd picture) c. pencil strip creating a box effect (3rd picture) e.