I'll also give them a list of "must haves" based on comps as well (for example oversized kitchen island, dedicated powder room, minimum 48" hallways, large master closet, lots of windows for natural light, gas fireplace, minimum 10' ceiling in great room, consideration of sun exposure, etc).Also if you give a good architect your budget (for example I need to be able to build this for under $350/SF) then they will design something to fit that budget. 

I have asked numerous times to send me official bank statements, receipts of work completed, master insurance documents, etc. and have received a few emails with word document summaries.

What new apartments are permitted around it...or 1/2 way thru construction, but not on the market.How do you become an expert or master it.....probably like any other skill...practice. 

I’ve been in the financial planning industry for nearly 13 years, hold a Master’s in Advanced Financial Life Planning, I’m a CERTIFIED FINANCIAL PLANNER™, and I also teach these concepts to aspiring CFPs and graduate students at Golden Gate University.

Currently, I live in Hawaii, house hacking my own property, and am looking to expand into out-of-state long-term rentals.My goals now are to master the art of wholesaling, continue raising private money, and build a strong portfolio of long-term rentals.

I plan to spend more in master with nice bed (king+) in there with a queen then potentially bunk versus two twins in third bedroom. 

BTW maybe I'll mention that I used to teach the last class in the masters in taxation program at Golden Gate University.

or master, so in the future i have knowledge. and what can i do now that could help me in the future about house flippings and rentals?

Quote from @Cameron Masters: In my experience, cities are going to be much harder than working in unincorporated cities within the state that only follow county regulations.

How does a Master Lease Agreement work, is that a good way too start in Commercial Real Estate?