agent in las vegas  on top producing team here.

Yeah those numbers aren't too far off, about 1 out of every 5,000 mailers produce a deal.

I have reworked my numbers and found how to produce greater cash flow at the same property, vice appreciation (thank you!).

Yes, BP is likely advertising but unless you are posting listings or soliciting business in the Marketplace the "Department's rules on advertising" specifically provide an exemption for communications which do not relate to specific property.With respect to implied agency -- since you see "possible agency being created every day" on the BP forums, please produce a single communication example that could even arguably result in a fiduciary relationship being established.

Capital expenditure can be tricky because it is relative to the income a given property may produce.

You've listed many roadblocks.If I were you, I'd: #1 use a portion to fund my emergency fund (if I didn't have one); #2 payoff as much of my high interest, non income producing debt as I could since the cost of that debt wrecks havoc on current income.

@Dallas JacobIf you search the Canadians forums here on BP, you will find this question is asked every few months and has been answered many times.While wholesaling can be done legally, you need to do things in a way whereby you do not find yourself acting as an unlicensed agent.Legalities aside, in most parts of Canada, wholesaling alone would not produce sufficiently to be the sole basis of your business.  

and then eventually produces a form to sign in which coverage is declined.It's uncommon but totally legit.I like the advice of @Jon Holdman if that tactic is available where you do business.

Hello Would like to hear your opinion and recommendation about an area to flip houses.My budget is 100k (before rehab costs) per house and hoping to make 10K-20K net profit for each.So i am looking for a healthy, growing market to invest in. 

Id recommend you look in areas you can drive to that also produce good cash flow.