I talk to person after person in local RIEAs.

The primary residence unit does not qualify, so the purchase price must be allocated between investment and personal use.

Quote from @Ana Mills: The high quotes for the electricians will be way cheaper than having your handyman do it and it causing damage, causing a fire, or even worse causing a fire later when someone is living there and that person/persons getting hurt because of the work being done by an unlicensed worker doing the work. 

Personally I would not go above 70% and when your done building mode drop down to roughly 50%.

Your value is, to provide sellers that don't want to list, with a way to get cash for their house and provide buyers with discounted off-market properties they can buy to make a profit on.I am not saying it is not possible to wholesale from the MLS, but it seriously defeats the purpose.Focus on becoming the person/company that offers the most and best value and you will succeed.

When that’s not enough they go after personal assets, if your rental is in your personal name it’s targeted.

It is what I personally do and I help clients do.

Who is the first person you call in that market to get started?

Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.

The fastest I've seen personally is a few days, with a reinsurance policy through Metro Title (they were on Glenwood Ave in Raleigh, but I think they moved.)