Currently live in Orange County and wanting to get into the strategy of high cash flow in an affordable market. 

You might can assist them with this.For example if they don't know the difference between  orange peel texture, level 5 smooth drywall finish, and Italian plaster, or maybe the difference between LVP, engineered wood, and 3/4" hand scraped hardwoods, or even the difference between softwood and hardwood, then that can perhaps make a difference when showing the house to certain people who do know the difference.What kind of appliances have you used? 

However, seeing you are in Orange County, CA, you will have to buy out-of-state for sure.

Work mostly in Orange Beach and Gulf Shores but I'm happy to run a search for you. 

I can help you explore the Gulf Shores/Orange Beach AL market. 

I’ve used Glen Rock Savings Bank to refinance some of my mixed use properties in East Orange and Newark.  

So many changes have happened with respect to LL/Tenant law, some of which apply to Orange but not LA County and vice versa.

Many contractors are looking for "sure-shot" low lying fruit, that yields them the biggest bang for their time.  

Sporadically, you may also be able find deals in Union City, North Bergen, and West New York, and other ares of JC, but those areas are quite competitive.Essex County (which includes Newark) is also quite competitive, but, if you're willing to invest in less desirable areas like Newark (not the Ironbound, though, which is going to be too expensive for your budget), East Orange, or Orange, there are lots of opportunities for pretty solid cash flow.

But again the seller is the one who makes the decision to lower price or not.And of course rehabbers who contract do so subject to a inspection but its fully disclosed to the seller no hiding behind nebulious contract outs.. if the rehab cost come back to high they can renegotiate or punt.. but seller understands that.. as for tenants and apps that's apples to oranges .. but I do like the comparison on the agent you mentioned.but as others have stated if you can't move your wholesale deal you may have goofed up on what you think its worth and or the rehab..