First, instead of fighting over deals like there's a limited supply, why don't we all create our own "abundance mentalities" - because no one on this thread has the infrastructure to handle EVERY possible deal:)Secondly, I find it odd that agents are fighting against "off market" sales, but could care less that at least two-thirds of rental transactions are technically "off market" or "off-MLS" (no agents involved).Yet, every agent licensing course covers the handling of rental leases.Guessing that agents only get wound about this topic if a certain number of zero's are involved?

2) Agent calls about fixer-uppers BEFORE they hit the market.Challenge will be getting them at the right price, w/o insulting the agent.If you have the time or funds to hire someone to do it for you, suggest you setup Constant Contact or similar program to send monthly reminders to agents about:1) Your repair services that save deals2) Post 1-3 success stories with quotes from agents you helped - because they all know each other3) That you are looking for fixer-uppers, with some loose buy-box parameters (don't be too restrictive or you won't get deal exposure)You can then add every agent you encounter.It will take 3-6 months, but will eventually snowball if you do good work.

In Roulette the odds of hitting black are 47.4%.

An LA times article indicates that it is more pervasive and less restrictive than what is already currently available.

You can always pick those up after the lease ends via a judgement in court - you will have the same odds of collecting unpaid rent (close to 0).Sometimes we take it personally when folks do stuff like pay late every month - landlords live longer when we learn to not take things personally.

This is the 2 units + 2 ADUs scenario.I am worried Scenario A might push future financing option into commercial real estate only, which will limit my cashout refi options and the future buyer pool.From a lending perspective, since a "Land Use Restriction" is required to be recorded on the Deed to limit rentals to be longer than 30 days, the property thus will not be considered a true "5 unit commercial property" and my worries in Scenario A will not come to pass, right?

Third, as suggested, there may now be restrictions on double closes in some states.The most innovative way to wholesale is with disposable LLC's, where you create LLC's for the purposes of making offers under.

Buy and Hold: Norfolk (Best Cashflow Potential), VB (Townhomes tend to work well, Green Run is a great area for cashflow), Chesapeake, Newport News, Suffolk (Less Military presence which is why i would put last.)STR: VB (in the proper zones if you have the money $850K+), Norfolk(Ocean View area specifically but have to watch out for the AICUZ restrictions), Leave the restPart of that decision process is distance to that I would need to travel to deal with rehabs, I hate dealing with the tunnels so I would almost always pick places on the peninsula last since I am based in Chesapeake.

Down payments were higher, as you note, but more so these loans will typically have a DSCR restriction too.  

Also study up on lease renewal restrictions and eviction costs in CA and LA or wherever you are buying.