I am thinking about two options (1) change the zoning, as one of the neighboring lots was recently done, and build 3~4 townhouses and (2) cut the current lot into three, with the current house in the middle and build two craftsman houses on two sides.

I'm planning on cutting and installing rafters later today.

They had to cut expenses and stopped watering.

If the prospective tenants noticed it, slap another coat on...just roll the walls and dont cut in and it will go really fast.

(And actually invested in another business with a partner of mine) I don't have money to invest in properties myself (or skin in the game as is popularly referred to) With that being said my credit isn't great and I obviously understand the greater than normal risks involved so I would be happy to take a cut in the profits for the first few deals with higher points as I save up for the down payments private/hml require(I read average is 20-35%) However, I have heard and read about PML/HML that will make deals based solely on the deal without requiring you to put your own money down or checking credit or anything involved because they use the property as the gaurantee.

Cut the fat from the deal.

The coming huge increase in fuel and vehicle taxes in California will hurt, although the recall might stop it.  

In NJ the way it works in the counties we do business in (union, essex, monmouth, middlesex, bergen, sommerset, morris) is that if the utilities have been turned off for more then 6 months you are required to get a cut in card for your electric to be turned on and a pressure test on all your gas lines to have your gas turned on.

People that make good money in this class typically self-manage (which cuts costs) and live in or near the market they invest in.

I'm a visual learner and books and forums just don't cut it when it comes to wholesaling.Thank you