It is still a great market if you can line up some of those negatives better especially the purchase price and regulations. 

Henry,It sounds like you are a sophisticated novice and thought through many aspects of what you're doing. 

This is when the program takes on another aspect of network (multi level) marketing.

Just as a heads up as not sure which timeframe of BP podcasts, but before covid you could do a BRRRR and get all your money back out of the deal, today that is typically not the case and you will still have money in the deal - so just wanted to mention that.Lastly, you are way ahead of me and many others already as I cannot swing a hammer :) In my market I believe I can still potentially extract all investment, but after the high LTV REFI, it would have very significant negative cash flow which was not the case for BRRRRs where refi completed prior to 2022. 

But mainly the HOA aspect because with a condo you do let go of certain controls when the HOA is in charge, like a condo.

I have come to realize that wholesale has really grabbed my attention and is an aspect i believe i could thrive in.

Typically what @Samuel Diouf suggested will not work, unless you also include a significant and successful value add, for a few reasons 1) debt to income requirements likely will provide a means to get a loan on a 2nd property.   2) saving 5% for OO down in Orange County on MF likely means at least $50k with closing costs.   3) the home if purchased rent ready off mls will still be cash flow negative after a year (and 2 years, 3 years, … at some point it will have positive cash flow but I would not expect it in less than 3 years on rent ready property.  

I will admit when I had my first investment property at 24 that I did not realize all the legal aspects of RE and all the laws concerning what you can and what you cannot do.  

One of the most important aspects of wholesaling is determining that the seller has the authority to sell the property.

I will hire out to another expert to handle other aspects of our finances to make sure those are on the right track.