They're always trying to get by on some patchwork quilt of pseudo-work instead of getting out there and getting a real job, something that is plentiful right now virtually everywhere.

There are plenty of things you can do in California with or without money. 

I work with plenty self-employed people that qualify in many different types of ways, for different loan types depending on your situation.

YOU have to find ways to increase the value of the property.You have to look at plenty of properties and find the one that will work for you.

You would have plenty of equity to refinance into a conventional loan.

I will do the numbers again   Profit is  less than 50 K and the project is 900KAnd that is without surprises and when you do flips always there is one. we can do an open zoom invite anybody in biggerPocket and go over the numbers.

With that being said it’s plenty of wholesalers who operate with integrity and character but the few rotten apples tend to spoil the whole bunch. 

You have to stay on top of them as there are plenty of poor property management companies fewer reputable ones.

A DSCR Cash Out Refinance is what I am going to recommend on this.Typically can go up to 75% LTV on a cash out if you have good credit.There are plenty of lenders around here who can get them done,On a DSCR loan we do not take into account your personal income but instead qualify you based on the income generated from the property.

It seems like you enjoy being active and using your hands so maybe the BRRRR method (buy, rehab, rent, refinance, repeat) is your best bet as you could save some money and do plenty on your own, you could also do a live in flip potentially and sell it or rent it out later.