I'm highly leaning towards what you suggest. 

So let's not play high and mighty when we all know damn well we ALL hate these calls and not because YOU are sending mailers too, does it make it "ok" to pester everyone yes?

If you're properties are in a high crime and low income area, Section 8 tenants pose the lease risk to you.

If normal rent in your area is 1200 and you have that high of a Reno also look into seeing if higher quality homes rent higher and if not maybe consider downgrading the enhancements to the property.

We emphasized high end updates but our ARV was not met.

Is the vacancy rate high?

So far, I'm attracted to wholesaling as it seems to be both a simple entry point and a way I can stay debt free.I'm a highly mechanically minded and detailed kind of guy, so understanding property condition and data processing is of no concern for me. 

My $500k meridian homes make $25k over the summer each year, summer is our high season so the rest of the months don't compare.

One thing to keep in mind is the insurance, as insurance can be very high depending on the properties.

To help you in your search: be sure to find an accountant that is willing to grow with you, and is not too high priced fee wise.