If the agent you work with is not familiar make sure the lender is, so you have someone who can confidently navigate this path for you.

If, a year from now, you have an extra $20k piled up because you have been serious about this, it established a bit of a track record and proves that you are a doer and not just a dreamer.I would also express gratitude that you have a partner that is so cautious.

Since SF is so expensive, I'm looking at other markets. 

Our area is so unique and beautiful.

I already have money left in the property and hesitant on sinking anymore in.  .If there isn't much equity, and there is so much to fix to make it livable, why not do a "deed in lieu" with your lender and move on with life?

But it is so cheap so who cares.  

Plus they will now have to make FULL disclosures to both buyer and sellers and there will be a full 3 day right of rescission. the main reason wholesalers dont get licensed is so they dont have to follow the rules like a licensed agents.. in other words they have Zero fiduciary duty to the seller or buyer.. 

There is so much AI, reverse trolling, and one-line posts that the moderators can't keep up.

Keep in mind that this is also a very tough time to be entering the market as an agent because the inventory is so low.  

any other notes/info you can provide on how your debt is so low proportional to your cash flow?