I don't like involving a buyer's agent until my own preliminary research is complete and I'm approaching certainty that I want to make an offer.

I know San Francisco is a very HCOL area, but these prices were a bit of a shock to me.2) Since I have a good working relationship with this gentleman, do you think it would it be a good plan to make him my "go-to" in the future when I am renting the unit?

Our original properties 10 years ago were refurbed by a contractor, no one shadowed him, and we thought the results were fabulous.It's only as I got more and more into doing our own refurbs, that when I revisited some of these earlier units, just how shockingly bad they were. 

When he showed me what he got for what he paid I was shocked!

I'd be more worried if you found a broker that encouraged you to wholesale on the side than I am shocked that you can't seem to find one.

And yes, I get things in writing and even have a preliminary contract with them all that payment will not be made for unsatisfactory product, there is a $100 day penalty for contacts that don't meet deadlines, and subs don't get paid until they sign a lien release statement.

My understanding is that most GCs get paid on a cost plus method similar to this one but I am shocked by the margin of the mark up.

I have some serious sticker shock - buying a $2k/mo multifamily for $35k?  

I toured a few and was shocked at the poor workmanship of these luxury condos.

You cant generalize with taxes saying "Erie County" as you'll get sticker shock in Cheektowaga and other suburbs, the city is cheap though.