Not only your risk is minor with wholesaling, but you 'll also benefit in the process from the following:1) Acquire essential skills of sourcing off-market deals and negotiating with sellers2) Get access to nice chunks of cash through your assignment fees3) Have an opportunity to tap in to any market throughout the US4) Build a network cash buyers and other industry professionalsAnd perhaps more.

This is essentially the formula everyone is using now in the apartment space, and I think for your B and C class rentals this is perfect. https://www.homedepot.com/p/TrafficMASTER-Khaki-Oak-6-in-x-36-in-Luxury-Vinyl-Plank-Flooring-24-sq-ft-case-185312/206934038

You essentially gain 5% for every 1% appreciation. 

You are correct that your new loan payment will likely be higher and cash flow less, but you're building a larger portfolio overtime that will reach the benefits of real estate in the long term with appreciation, principle pay down, and cash flow.

.🔑 Only one ADU per lot allowed.Why it matters:Charlotte is under major housing pressure, and this is a way the city is incentivizing “gentle density” without rezoning entire neighborhoods.For investors, it creates a structured pathway to add a unit with city support — though the affordability requirements and rent caps may limit cash flow potential compared to market-rate rentals.On the flip side, the forgiveness structure (essentially free capital if you comply) could offset the reduced rental income.My take: This could work best for buy-and-hold investors who don’t mind playing in the affordable space and are looking for long-term, low-cost additions to their portfolio.

No matter what you decide go into it with the knowledge that a property that is 2-6 hours away will not get visited as often as a local one and that you’re going to be essentially at these two buildings mercy of tradesmen and contractors.

Without a doubt there are plenty of great opportunities but my experience here has taught me to be much more prudent with who I trust and being boots on the ground is absolutely essential in any area i explore investing in going forward.

You essentially give up your ability to be a fiduciary when you do these deals and there's no value you can bring to your client, only the wholsaler wins. 

I invest in the Midwest, but the same principles apply no matter the market—strong fundamentals usually beat chasing the cheapest deal.

That’s where having reliable boots on the ground becomes essential, whether it’s a property manager or a trusted handyman who can give you honest feedback during routine check-ins.