This is hard for most investors because buying what is not popular is frightening."

Start analyzing properties as you find motivation.

Also, I like to point out that I did not try to imply anything about you or your project but as a lender I always analyze for worst case scenario.Good luck with you project,George

I'm ready to repeat and looking/analyzing deals every morning.Here is my question:  If I buy and rehab and then don't find suitable tenants how successfully can I proceed to the refinance step (assuming I am 70% or better LTV)?

First off this property is located in a trendy, millenial, good school district, clean neighborhood, low crime, close to public transit, good walking paths and to a popular tourist attraction. 

The problem that I consistently run into when analyzing deals here in CA is that I am not able to buy the property at a low enough price point to allow for profits after the repairs.

Talk to as many sellers as you can and get good at finding and analyzing deals; this is where you can provide the most value.

Been analyzing deal after deal and still cant find any that would even come close to cashflow.  

What kind of properties you want to target, what the wholesale and retail prices (and rent rates) are for those properties, what are the repair costs for those properties, etc.Here are a few links to help you start learning how to analyze the numbers.https://www.biggerpockets.com/renewsblog/2014/02/1...https://www.biggerpockets.com/renewsblog/2015/09/0...https://www.biggerpockets.com/renewsblog/2010/06/3...https://www.biggerpockets.com/renewsblog/2013/01/1...Regarding wholesaling, specifically, you'll need to decide on a marketing strategy that fits your budget.

As a new investor that was raised in construction, my ability to analyze fix and flip deals is my longsuit.