So I come to the table with the 3K closing costs (including 1 point up front) plus 2.5K and use the HML to purchase the house.

There is no closing table in CA.

We had a pool table in the dining room and the living room was a game room for play station.

I've been calling attorneys and a few of them have said when you do a double close i have to bring cash to the table as well as the end cash buyer.So if the property is 50k and I'm flipping it for 60, I would have to bring 50 to closing and the cash buyer would bring 60 and I would walk away with 60k (including the 50k I brought) Is that correct or should i keep looking for attorneys?

I have looked at them, but the numbers never seem to make more money than with my multi family strategy (buy big space and rough, clean up and rent).But he guys in Hamilton Mountain swear by them.I think its a very good strategy if you just compare with sfh rental or duplexes/ some triplexes.

We tour them in performing arts centers across the country, music festivals and clubs, so at least one thing I bring to the real estate table is negotiation skills :) I'm sure I'll be picking your Will Barnard and Joshua Dorkin's brains a bit.

Sitting across the table from a person and convincing them to leave in two weeks is a skillset not many people can master.

We believe new owners will take over our position and run it themselves.( No Offer on the table yet.

My suggestion, go for 3-4 days and hit a different mountain every day.

Realtors are tough to work with on MLO, but if you can get across the table with the seller, and find their motivation, and do a "what if we could" conversation, you would be much further ahead of the game.