Agree Google nmls - funny on Facebook where 99% of private lending groups that are public are scam artists you get the "well license isn't required"I reply to this noting that while you are correct in some states - chances of a scammer with a nmls license are less than 1% while those without is 99% on sociale media 

I read that one of the requirements for getting your second FHA loan is having a change in family size.

As others have mentioned, having a good ballpark estimate of rehab costs before closing is also smart, and likely required if using a hard money lender. 

Lenders will lend the lower of the amount between LTC and LTV.Do you require an appraisal and survey?

If you can sit on the sidelines and be choosy this requirement is fine, but you are going to have to kiss a lot of frogs before you find someone with that much cash on a wrap sale transaction...it may take 6+ months unless you advertise like a mad man3.

One of my wholesale lenders used to be willing to finance these, I can't remember the CLTV requirement of the top.

You could form an LLC and have the operating agreement that allows your boss to require you to purchase his membership interest (or allow you to purchase his) in a given time frame.

One thing to consider since you are a California resident investing is the compliance requirements for LLCs incorporated in California or operating as a foreign entity here - the rules here are different than most states.  

The lease should have a provision that requires the T to comply with HOA rules.

It is required by the law and the Code of Ethics.2) There is no such thing as not going through your brokerage when you have a license.