This is a fine needle to thread because at this size, you very quickly start competing with high net worth individuals who are seeking summer homes. 

So i am not currently actively seeking brrrr opportunities (but if one fell into my lap, i would no complain).Likely the most sure value add in So Cal at this point are lot splits.  

Worse than negative cash flow is buying out of negative cash flow at current rates.Note I put forth certain effort to keep my leverage high   Until the recent rent hikes, it was fairly simple to refinance every few years and keep the leverage without large penalty from rate differential.  

A prudent investor doesn't seek quick riches through shortcuts.

You also have to show that you’re a good person to do business with, because they’ll be making the same assessment of you.Lesson 5️⃣ - Business is about people.It seems simple, but I see it so often overlooked, both by the people I work with who are seeking to buy businesses, and by a lot of the people who were interested in my business.Too often, I see folks get too caught up in their spreadsheets.

I assume that if the wholesale deal falls through the earnest money is lost and the "Gator" lender would have to seek the money from the wholesaler who did not have the funding to begin with.Am I misunderstanding? 

When they see you post and not pay taxes, they'll come after you...and probably hit you with all kinds of cease and desist as well as back tax bills and penalties and interest and that won't be a fun place to be. 

Sounds to be like you are seeking retirement advice on a platform that mostly advocates for long term wealth.

Unfortunately most lack the balance sheet to obtain favorable financing, can't afford to put any skin in the game and fail to make a compelling reason for why the investment makes sense or to justify the structure they are seeking.

Readers should seek professional advice.