Closing costs came in at 14% instead of the 5% I budgeted for and I'm going to have to put up cash I reserved for "pretty things" and cosmetic improvements to cover closing costs instead.I'm trying to figure out if I can finance some closing costs on a 203K loan since my lender wouldn't let me do a "lender credit" and take a higher interest rate on a 203K.

Being based out of LA is making a lot of searching, really not fit into the 2% rule. 

With a commercial lease, the landlord can request any amount of deposit, leasehold improvement fee, etc. that s/he wishes - but everything is negotiable.  

I think prices are a bit slow to rise but improving, most of the foreclosure inventory has been sold off so that should help.

General rule of thumb is ARV after repair value * 70% of as-is - repairs is the ballpark max offer when looking to buy.

I replied after reading the rules but my short and simple reply was deleted!

.#3 - With apartments, you don't have to wait or hope for a rise in value...you purchase a property where you can create the rise in value by improving the NOI (net operating income).  

Since the applicable laws are state specific, I recommend you invest in getting the legal opinion and advice of a well informed attorney with an in-depth knowledge of the laws, rules and regulations promulgated by the state real estate commission before commencing your wholesaling business model.

Back when my main gig was construction, I did a lot of Tenant Improvement (TI) work in structures like these. 

So using that as a rule of thumb, if you have about $150-$200k invest you can definitely see your goals met depending on the market.