@Mark Poulton  There is an investor here that owns a window company and can provide double hung windows for about $250 installed.  

The house is currently occupied with tenants which I am using to start with 60 days to close since that is the notice period for California and I'm tacking on an additional 15 days....I'm getting the property under contract soon. a) Is it legal in California to fill out a purchase agreement with the seller with the intention of using an agent to find a buyer and b) Can I use a closing process identical to a typical simultaneous or double wholesale close?

I would never expect to pay the PM fee on top of the turnover fee -- sounds like double dipping.

It is a double edged sword.

I've bought plenty of properties that will appraise for double or more what I paid for them and then I will leverage them at 80% LTV rather than try and sell them for a profit.

If you're collecting an assignment fee and not double closing, your seller will have prorated property taxes, maybe doc stamps (some consider this a closing cost, some don't).

I have one unit where my flood insurance has more than doubled due to the new rules, and the frustrating part is the new preliminary maps they put out over 2 years ago show it as not even being in flood zone any more, but it's going on the 3rd year of not becoming an effective map, so I'm stuck paying rising flood insurance premiums until they say it's the new effective map.   

You spent none of your money and you made $10,000 with no property to show (which is what you set out for).A few of the points may change of course like the numbers, a double closing, your relationship with the owner and your cash buyer are vital.

My house has almost doubled in value in the last 5 years.

yes, you will have 2 contracts:  a "front end" beweeen you and the orginal seller and a "back end" between you and the new buyer IF you want to do a double-close with 2 separate HUDs.