@Jon: have you done any retail MLS flips at all in rural areas?

If you do this, you're looking at just staying on pace with inflation.

Personally, if I walked through a flipped house and knew that permits weren't pulled, and had no proof that everything was installed per code, I wouldn't buy it...That is coming from an investor's point of view, remember, it is retail buyers who we sell to, not investors and they usually do not have that perspective.My point was that there are many items that all rehabbers do in rehab homes that technically would require permits, but they are simple things and most rehabbers simply don't bother with the city on these items.

It seems to be made for a retail sales team.

There are some very good folks in these clubs, and one can learn a great deal at a safe steady pace for very little money (they usually ask that one join the club, but the dues are negligible).

@Joel Owens Interesting, I'm becoming more fascinated with retail as time goes on.

I've worked on everything from a small retail store in a mall to 200+ unit apartment buildings and a lot in between. 

I'm very interested in finding a place to hang my license and do deals at my own pace.  

How do i come up with a retail price that it will still be wholesaling.

I think that would be fair amount based on the I'm taking most of the risk getting appraisals and all.Or Flip it retail at market value after repairs.