You’re going to pay this entity more money than anyone else in your life.

If you're successful, that could mean that you will pay them millions over the course of your business career.
So who is “this entity?”
Th...

Just so you’re aware, it can take up to 3-4 weeks to obtain your notice of decision after the ZBA hearing and the 30 day appeal period doesn’t begin until the notice of decision is issued so you can easily wait 60 days from the date of your hearing to receive a copy of your zoning permit. 

They need to be made aware of what an eviction will do to their ability to get a new place to rent.

3) Are there any common pitfalls I should be aware of as a beginner in wholesaling and real estate investing?

If you want to worry about things, you should be aware that asteroid may hit the earth at any moment and destroy all life.

**Waiting List** - Be aware that many PHAs have waiting lists for Section 8 vouchers due to high demand.

As everyone is well aware the cost of investing in California is astronomical so I’ve turned my attention to long distance investing. 

So at that point you have an unsecured note and your recourse is to sue on the note if they wont pay.. and or sue for fraud if they never gave your security but inticed you to make this loan saying there would be security.. so as to not throw your borrower under the bus here you may not be fully aware of what deal you actually made.hope this helps giving you next step but if its a significant amount of money I would get a consult with a RE attorney.

I expect you are aware of various mistakes without the need for them to be itemized and will do better next time.  

I’m fully aware of the nuances around the 70% rule and how to adjust based on ARV, expenses, and market conditions.