I appreciate your efforts in answering all of my questions. =)

But when our marketing efforts take hold we could start seeing some volume looming.

@Brian Burke I suspect deal flow in Sonoma county to be next to nothing... same time effort and money put into just being a RE broker would make far more money than wholesaling is my thought.Aaron  you may want to wonder south and east a little over towards Solano county much better odds there lots of military and monitories  and those tend to be the transient folks.  

I have recently started growing my business very rapidly threw my marketing efforts and now have several buyers employing my services to find them deals.

For a number of reasons I've decided I want to get my license despite the effort and potential downside.  

I will then pay him for his services based on the effort of the job.

I have a good friend who invests and owns a property management company in Newburgh and he is very much involved in revitalization efforts in the area. 

Ive added cold calling to my direct mail efforts and have seen up to a 7% increase in my response rate.

@Peter Li Now the follow up question is, what price would you offer to get the cashflow you desired to make this purchase worth your time and effort? 

I'm working on purchasing an 11-plex at about 30% below market with immediate growth potential of another 10-20% with little effort.