Have you considered buying as owner-occupant 3-4 flats with FHA loans? 

@Ashish AcharyaAshish, If I get a private lender to purchase a home and my sole purpose is to flip the home, do I get taxed a percentage depending on how much I netted from the home, or is a flat percentage?

I am getting a 10% flat ROI for a 6 month term.

If you are struggling to figure it out and you aren't working with a realtor, maybe consider asking a realtor if they will help you figure out the ARV for a flat fee of $50-$100. 

There is zero confusion on my end.The way a typical SF lease initially works is a group of friends collectively apply to a flat, the owner approves them, signs a lease, etc. just like anywhere.

But as you pointed out, I'm looking at a longer investment horizon, so I'm okay with that.My main argument is that it's flatly wrong to look at appreciation as a bonus.

A wholesaler that thinks they don't need to share the contract or that the end-buyer wouldn't want to review it, is a flat out shaddy idiot. 

If this is a consistent problem, consider putting utilities in your own name and adding a flat premium to the rent to cover utility costs that you pay.

Eventually we settled on $100/mon/unit flat fee on $1000 units that we'll increase to $12-1300 shortly.

I evicted non-paying tenants in March right before COVID.I moved their belongings (obvious crap, like 20 yo sofa or non-flat screen TVs) to the local storage (spent over $1200 to do that and notified former tenants properly) and started to rehab the house (spent $15k up to date!).