@Adolphus Fletcher Why are you asking advice from wholesalers and investors and not an architect or zoning attorney:) Setting that aside, yes I've obtained many variances in Philadelphia.

Perhaps contact other manufactured home companies that are based or sell in California and ask them how they obtained their license? 

Here are some considerations to help you evaluate whether forming an LLC is the right move for you:Advantages of Creating an LLC:Limited Liability ProtectionAsset ProtectionPotential Tax BenefitsConsidering and Difficulties:Finances: As you pointed out, it may be more difficult to obtain a mortgage for a property held by an LLC.

I just finished their taxes with their CPA and I can say from first hand knowledge that real estate is the most effective way for immigrants to obtain the American dream.My parents immigrated to California in their 20's from Asia with no money, and could not speak English.

While I’ve been involved in much of the process, and I know Hawaii’s rules, regs and other intricacies well, I have never obtained investors, never signed contractsI and never opened escrow so I feel like I’ve been more of a spectator… I’m basically starting from scratch and I’m a bit nervous. 

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

If the sales price is so high, you can not even obtain at least 1%  with a Zillow rent estimate keep looking.   

Im happy to entertain that conversation.   

City of Cleveland wants a certificate of occupancy before they’ll issue the RR.C of O is impossible to obtain with a squatter.

My goal for right now is to gain some funds through wholesaling properties and then eventually obtaining a couple rentals in the next few years.