I’m not confident on my calculations for ARV or Rehab cost and don’t want to get a property under contract if it’s not really a deal.

As a co-host for short term rentals, you may not need a license as long as you're not crossing over into activities that could be considered brokerage activities like handling any contracts, collecting rents, doing any accounting, approving tenants, etc.

I signed a cash contract in mid 2021.

”If by “original contract” you’re speaking of the seller’s mortgage or deed of trust with the lender, then yes, the buyer is not a party to that contract.  

.: In CA it is a violation of CSLB business and professions code 7159(d)(5) to execute residential time and materials contracts.

What should I look out for while writing my contracts and explaining them to customers?

That's the only way you will know if it's legal.In a true wholesale deal you are putting the property under contract, then either assigning your contract or double closing. 

Here are some key highlights from the report, which compares January 2025 with January 2024:The median sales price for the greater Austin metro fell 4.7% to $409,765, while the City of Austin saw a 4.7% increase to $553,465.Total sales in the metro rose 1.1%, whereas the city saw a 4% decrease in closed sales, demonstrating continued demand in spite of economic challenges.Pending sales under contract dropped 7.5% in the metro and 1.4% in the City of Austin, suggesting a slight decrease in demand at the start of 2025.Listing inventory increased 16.5% in the metro and 15.5% in the City of Austin, resulting in 5.6 months of available housing inventory in the metro and 6.2 months in the city, approximately one month more than in January 2024.According to the Texas A&M Real Estate Center, a balanced real estate market has around 6.5 months of inventory.

This also leads owners to ASSUME simpler is better when it comes to management contracts.

Luck  - Colorado contracts are straightforward.5.