or at best barely break even once all expenses, vacancy, and capital expense reserves are taken out. 

While you are building up your reserves, this is a great time to network with your local community- you aren't a wanna be, you have a deal under your belt.

Ill research it to death, researcher by nature.

By having the right verbiage reviewed by a RE lawyer, a wholesaler can stay complaint with the law as well as explain to the buyer the nature of the assignment and what exactly they are doing.#3 Double Close Versus assignments.Simply put, double close to protect the wholesalers & all related parties much better than assignments.

What is CAPEX, and what is the general reserve percentage?

They have the cash reserves, putting the down payment with the lender, but would like to leverage my credit profile to get 90% LTV.

Liberal/socialist policies that favor renters over LandlordsIncreasing taxes and government regulationProperty prices make cash flowing difficultLow-quality rentersOver-crowdingOne natural disaster can shut down the entire stateJust to name a few examples.

Seems like larger properties might be the sweet spot in large part because of the economies of scale, but if I (or when) I make a mistake it might be easier on a 100K property vs. 500K+ property so that is a slight reservation.  

@Ashley Rummage, I assume this extra 10% you have is over and above the 6 months emergency cash reserve you have to pay bills in the event the RE market slows and/or something were to happen to your husbands employment.

I was thinking along the same lines, that I had a gap in my reserves planning.