As a relative newbie to flipping (I see in your profile you've done a few deals), your best bet in my view is to look locally at real estate clubs.  

Buying well and being flexible on the exit strategy can reduce the risk, but you bet your @** that there's still risk in the deal.

This question has been asked at least 20 times, those who advocate operating that way aren't brokers, describe to your broker what you'll be doing and my bet is that they will say NO!

If I have to place a bet now, it would be Oakland, wouldn't you agree J.

Contractors MUST be licensed to file a lien... its that way in Oregon and WA and I bet in most states.. this is why unlicensed contractors risk not getting paid and really have no standing to get paid..

If you're able to do the solo 401(k) as mentioned above, that may be your safest bet.

Negotiating with the tenant or cash for keys may be your best bet. 

At this point, your best bet is time - & open windows.

I'd say your best bet to pull out equity is a small, local bank. 

According to a recent #BloombergBusiness article (Starwood Bets $5.4 Billion that Apartment Rents will keep Rising, Oshrat Carmiel, October 27, 2015), Starwood’s CEO, Barry Sternlicht, indicated that the purchase decision was made not on the presumption of strong rental growth, but on a rent growth that is projected to increase just marginally over inflation.