My wife and I own a single-family home in a top school district.

I am a licensed Realtor, do i have to run it by my brokerage that i am doing wholesale?

I was just on their website looking at the permit process:CityofSac-STR PermitLooks like 90 days max until you get a conditional use permit but still reading as it seems a little unclear:A short-term vacation rental may operate from a location that is not the operator's primary residence for a total of 90 days in a calendar year.

Final Thoughts In my 27 years of practice, I’ve encountered fewer than 20 cases of loan acceleration, and most involved creative financing or FHA loans.

Hadn't considered that, so that just saved a few years off my life. 

as a property owner I agree with you @Jonathan Wiesniak saving $10K is music to my ears.

Should I stick with my partners for the initial flips or go the hard money route?

Quote from @Robert Brock: Hi my name is Robert Brock and I am new to the Tampa Bay Area.

But to date, I've just set my rents at a rate that accounts for me having to pay the water bill - and informed the residents that each year I'll increase the rent based upon my expenses (including water), so keeping the bill down helps me to help them.But one problem this could cause is if increasing the rent to cover the water bill then places your rent above the market rate.

I've had great success househacking in the past, including my current home where I rent out a garage apartment, but I'm having trouble finding a property in Vegas where it makes sense.