And to make it just a little tougher, I have to overcome the stereotype of the smarmy salesman who uses deception and weasel clauses to take advantage of others ( not to mention being labeled "ambulance chaser" because I work probates).The brightest side is this: sounds like none of you are willing to boycott wholesalers all together.

Loans are significantly stronger than in 2008 as lending standards have been much tougher since 2008.  

It is just that now it has really boomed, first in the 2000's until the crash and now seems to be back again and the IRS and state revenue people are well aware, city inspectors are well aware, everyone knows what's up now and where 10, 5 or even two years ago it was easier to get away with a lot of stuff, it is getting much tougher now!

Much tougher to find something that will do that.

It is going to be even tougher if you are trying to keep it in your zip code. 

@Ned Carey  as you know Ned we like the really hairy ones  the tougher the better.but in this case I think I would just let it go to tax sale and buy it there.. you clean up title and wipe out any liens in CA and there is no redemption in CA... worse case you hold one year for title policy on the resale.

Retail condo's like that are tougher like you mention.

IE buy house sell it to homeowner.. and it was all Sojack north and south of mc dowell  cooper road all through there .. then financing got tougher and investor started buying for rentals then Katrina happened and you got a bunch of the low end tenants from New Oreleans and the locals moved out.. they moved up to north east Jackson if they could .. etc.. its a rental area now..

Denver I heard is tougher, although there is a growing community of tiny home enthusiasts -  it might be worth tapping into - as it is very region-specific.

@Stephanie BeardRealistically, you do need money to get started.When you're working, they say to bank 10% into a Savings (because it's tougher to get at than a Checking) account, right away.MikePS We used to give out "The Richest Man in Babylon" to our new members (site in signature below).