I know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.

I can see buyers jumping at that if rates are at all near present rates.

It also will help you a lot to learn how to properly calculate ARV as your buyers will want to work with those wholesalers more than one who is just throwing properties at them.

The problem I ran into was that most buyers that wanted to do it, couldn't bridge the equity gap and the sellers needed the equity to go buy the next one.   

If rates drop, more buyers will come to the market and you can refinance to lower your monthly payment.

While many out-of-state investors may purchase properties without an in-person visit, first-time buyers or those new to real estate are strongly advised to conduct a site visit.

Lenders are offering primary buyers that rate and you are getting it with 20 down (not even 25 which gets you the best investment rate). 

And not sure if suing the state of CA is a good option since it may fail miserably.

Normally seller pays buyer agent fees

There's quite a bit of history with this property management company:1) They failed to notify me when the original tenant stopped paying rent in early 2023.