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

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. 

The apartment will be 10 miles to work instead of 40 miles (saving money on gas).

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

We like doing the hard work of doing due diligence, researching property histories, getting estimates, negotiating contracts, etc.We're also going to be looking to buy and hold in the near future possibly by BRRRRing.

commitments are made in written contracts.

Later I worked at general contracting firm did accounting takeoffs for a variety of jobs. 

You only need 1 preapproval, then can shop lenders when you go under contract.2a) Yes, just make sure your agent is licensed in all the jurisdictions.

That does seem high.Best practice to avoid surprise water bills like this in the future would be to request copies of the recent water bills while under contract for due diligence.

No contract and you don't need wi-fi.