Wholesaling isn't as easy as these books and gurus make it out to be.My opinion: You're better off becoming an agent and making commissions that way. 

Are we getting ripped off?

LA buyer refinances  pays me off and now they own a rental and in those days they put up only 1k to get my loan and then usually got cash back on the refi.. was not uncommon for them to get 5 to 8k back on the refi After paying me paying the middle man broker and paying the rehabber and property finder their profits.. typically my loans were 80 to 140k each in Detroit..

@Allen Bannister first off, I'm a HUGE proponent of house hacking with a 5% conventional mortgage--I've done it myself many times, and it's arguably the BEST way to get started in REI, so good choice!

While my main role involves sourcing off-market properties, I want to make it clear that this isn't a sales pitch.

My reasoning is because I simply do not qualify for a loan for any properties out here and units that are being sold off in smaller multi-family properties have ridiculous HOA rules that make it quite difficult to cash flow or just pencil out in general.

First off, you're a landlord.

Cash out Refi w/wo co-borrowing with my sister for 75-80% LTV and use remainder after note is paid off for ADU.

You should get out a spreadsheet and add up any expenses you'll be paying and take this off the annual rent (taking account for vacancy).

Flat fee and fee-only advisors don't work off of a commission-based business model.