On a cash purchase you can refinance immediately but what he probably was talking about is they won't look at the ARV only the sale price.

Honesty is your best trait in sales.  

@Matt Bacenet I have a few turns keys and a few in my pipeline that will be ready for sale in 1-2 months.

Sure it will comp nicely to the guy 1 street over, but the subject street is a POS...I would assume that in and of itself would impede the sale greatly after repairs....but I'm not sure...thought's....experiences...????

The realtors say that they need more inventory, and I notice that their seem to be a lot fewer "For Sale" signs in the upscale neighborhoods.

I am really interested in investing the market I sale in as an active realtor.

honestly, your questions indicate you are NOT ready yet. you gotta read more. there are some really basic things you are not getting. also, it sounds like you don't have much money.flipping is...hard. even when property values aren't so massively appreciated like they are now. so much has to go right. you need to know your market very intimately, know your costs to a tee, and have plenty of time to coordinate trades.when people like yourself show interest in flipping in this area, it makes me worried that we are in a bubble....only difference from last time is that you very likely can't GET financing now.

For now, I am looking to use my negotiating/sales/marketing skills to capitalize on the wholesaling market.  

I own 4 rentals and I have 3 flips going currently (1 I just started, 1 almost complete, 1 listed for sale).I am looking into commercial properties as my next step.

Yeah, there are the "gurus," especially the one down in San Diego who claim they make a million a year doing them, but they also have courses and coaching for sale...