Do you still use a regular purchase and sale agreement with the original seller with any included addendums specifically for wholesaling, and are you legally required to verbally disclose to the seller and buyer or do these disclosures just have to be in the contract itself?

In terms of the building requirements and ordinances, the property is located in Sacramento County, in an unincorporated area of the county and to the best of my knowledge under the jurisdiction of Sacramento County.

The buyer's agreement you make with the real estate agent is a legal and binding document that requires the agent to work for your best interests (fiduciary responsibility).

Buying a single family home in BC. where the average price is $976,400 would require an income of $194,087 and at 20% down you'd need $194k down.

We’ve gone through the process of doing an application and submitting the required documents, and our lender is saying our combined income is too low, even with a significant down payment. 

No tax benefits but saving me time and money by not having to mow, fertilize, water ...

My town is pretty ADU friendly, is that an option (requires bigger chunks of cash or lending options)?

If you can get a local agent to pull a list of recent transactions, you should be able to estimate, based on the photos, what your target property will sell for post-renovation.The repair budget is the list of repairs (with estimated costs) required to make your target property look like the "ARV homes" you found above.

You can ask and see what happens.Otherwise you need to come up with the 50k or whatever is required to move forward.Maybe you could see if your lender would bundle the 2 places together in a package?

Its obviously not good to over leverage as it is higher risk that can put you under water..