I'm wondering why I paid 3 lots of taxes when there are only 2 units and there is only allowed to be 2 units under zoning regulations?

A private lender (someone you personally know) is still subject to the regulations for residential loans.Even if you manage to get some "invisible" loan that doesn't show up on your credit report, it will still likely be a problem for the other loan. 

As Account Closed has shown in the link, there are some regulations in place preventing you from routinely using an FHA loan to flip properties.It's my understanding that FHAs are for OWNER OCCUPANTS.

This is DF things in my personal opinion is to regulate the mortgage industry enough to where Wall Street will get back into the game. 

Different Brokers have their own individual brokerage rules (within the confines of the regulating agency rules). 

If Wholesalers are given the Earnest Money, are they required to deposit in an Escrow account that is regulated like all escrow accounts?

Look up Regulation D offerings here in BP and other places, that might be the more costly approach.  

New regulations on payday lending companies in Britain has resulted in a stagnation or slow down in the payday lending industry there, according to numbers from the FCA (Financial Conduct Authority).

- Here's something of interest I found with a simple search of 'flipping' on the CA RE regulator's site...though it references short sales, 'wholesaling' and flipping scenarios may be of interest to you. - (imo, the answer to your Q, is that the devil is in the details, of your method/transactionhttp://www.dre.ca.gov/files/pdf/Article_ShortSales03_2010.pdf

Wow, it's incredible how much more there is to learn once you actually start the process… zoning, county regulations, permits, licenses, subdivision possibilities…. it's endless!