I look at baseline affordability and edge just barely up.

Kevin I’m not saying it’s a good or bad investment and this is nothing against your personally but at some point you will HAVE to fully dive in and fully understand the scope of your investment whether it’s turnkey or anything else if you are going to a chance at ‘controlling’ the outcome you are seeking.

Chance of deal success needs to be high- 95%+.

Quote from @Sam Lewis: I understand the benefits behind hard money lending, its guarenteed return from your cash... however, what cases would a hard money lender trust someone they don't know/barely know?

Sellers realize that offering the BAC means that their property will be more easily marketable to the highest number of buyers and have the best chance of fetching the highest price, that's why they choose to offer BAC. 

It's only for the most experienced investors to have any chance.

.: With the laws that the CA legislation has passed, you could piss off a city inspector and there is nothing they can do about a safe unpermitted unit.Possibly/probably....but I think the point we are all making is - why take chances on losing time and money and stressing yourself out?

We're getting our feet started in real estate and we'd love to have the chance to connect with our peers or someone who's just as interested in real estate!

They'll likely take the easiest / cheapest way out and just do the bare minimum and slap lipstick on a pig to get the deal done.

Of course markets change and the chances of a profitable flip have changed as well.