A realtor who understands the numbers can help analyze the property’s projected cash flow and ROI, plus they might know local leads from probate attorneys or even “drive for dollars” efforts that can reveal off market gems.

In addition to risk, there is also salary cost the teams leading the renovations, leasing, sales, etc, and if applicable an assignment fee to a wholesaler that you will also not find in any public records.

This leads to state funded insurance which will be very costly because only those at highest risk will participate in it and if the losses continue, they eventually will need to get the money from someone (rest of people in california?) 

I'm not sure if any also lend in Canada, but you might want to expand your search to include "non-recourse" just in case it leads to some more options for you.

Both strategies—flipping and long-term holds—can lead to financial freedom, but the key is to be realistic, patient, and adaptable.

It's about targeting the right audience at the most affordable cost.

The ads probably relate to a well known GURU on YouTube who convinces people to spend $12,000 to join his "community" and to send him leads.

I've done a lot of DTS marketing and found that almost all my leads were either tire kickers or if they actually wanted to sell, the property had so many entanglements (multiple family members involved, tons of debt on it, municipal liens, etc.) it wouldn't even be worth it.

Which leads me to 2.2) I'd recast, not pay off the current position.

Enhancing guest experience with small touches, like a welcome basket or local guide, can lead to better reviews and repeat bookings.