difficult to find a reasonable deal by using THE 2% RULE and THE 50% RULE.I concerned I'm missing a lot of potentials deals.How do you filter deals?

They will damage your building, and if they chew on some wiring, they could cause a significant safety issue.  

And if math makes your brain freeze then that's a concern for you wholesaling as it is 90% math.If you don't know what values are where you are investing then I almost think you need to decline the offer to market them.

The main concern you are going to have is with seller financing how is the agent going to get paid.

Is that a silly concern? 

We lived with it for a couple of months before we realized the extent of gross that the rats had caused.

This is causing more wear and tear on what the house is made for, and the water bill im sure is going to be through the roof.

Taken out of context - it can cause problems. 

You can have them responsible for damages they caused to the property in your lease contract though but not normal wear and tear. 

I get bored pretty easily, so I like to reposition when it makes sense...either taking capital gains or working through a 1031.I don't need the cash flow, so control of assets is my primary concern...different than what 99% of "investors" will tell you...In general, there is no better way to control assets than through purchase money mortgages.