.- With 0 leverage, virtually all your return is coming from the COC. 

California had similar Median price growth, gaining 9.2% from 1972 to 1973 and another 10% and 20.2% in subsequent years.Conclusion: The recession had virtually no negative impact on real estate pricing nationally or in California.

I can create some pretty good renderings of floor plans like you guys are talking about as well as Virtual Reality Renderings. 

However I will say that I have been seeing alot of mentions if "virtual visits" in post covid times via video calls from more than one I've talked to out there.

The Baltimore REIA typically meets multiple times a month, but with COVID holds them virtually.https://www.baltimorereia.com/The Mid Atlantic REIA is also meets virtually as well.  

In the process of applying for HELOC, bank uses a virtual appraisal.

my cash flow exceeds the standard depreciation virtually every year (but maybe not for 2022 for various reasons).

Is it possible that I can hire a Closing Agent to help me close Wholesale Deals in NJ/NYC Area or Virtually?

My market had over 20% appreciation in 2021 and was only ~5 best big city appreciation on most lists (Phoenix was better on virtually all lists, boise better on some lists). 

Rentals...well with interest rates being what they are finding a cash flowing rental right now is virtually impossible.