Personally I am looking to get rehab experience in CA so I can get experience turning distressed properties into retail worthy properties without adding the learning overhead of rehabbing virtually.

@Taylor Massive I think that the high pay draws a lot of incompetent people into the business.

My customers (retail buyers) expect this so I need you as a wholesaler to make sure it is accounted for.

Negotiating hall bathrooms cooling is trick, electric base for heat is easy to do to but negotiating cooling there can be a bit tricky but there are split zone ductless units that can handle this situation.Googling 'in wall HVAC' or 'in wall hotel style ac' will get you plenty of retail places that will match the supply house price a non tradesman will get.

Would a retail conventional mortgage be a better choice?

There's also the issue of being able to sell a non conforming property.  2/1 is deemed functionally obsolete by todays standards and isn't particularly easy to sell on the retail market.  

@Hattie Dizmond  this is common through most of the RE industry and the NOte business.you have note tapes that claim ARV ' of this and that and they are not anywhere close to the true ARVs but novice note buyers don't know the difference.Turn key the same thing happens  one turn key out fit has the exact same house rent etc and one is 10k hirer then the other.. and one look at marketing agents who resell for turn key they add their vig to the top. or even sellers who list for 20k higher than market and are just retail folks out of touch.Its really up to  the buyer know what the heck they are doing...

But, from everything I learned, and just simply being a buyer who does not buy retail I would never buy it on "future worth" I do not have extensive knowledge on this area and open to all ideas, thoughts, experiences.

Recieving emails from investors wholesaling others deals marked up when i received the original email dealsRecieving emails from investors wholesaling deals with under valued repairs.Recieving emails from investors wholesaling a deal with an ARV from a Zestimate only or an ARV twice as much as the highest retail/REO comp in the areaRecieving emails from investors that are already on the MLSStubborn buyers who are in denial about the amount of repairs there property has.Listening to Guru's who say "all you got to do is work for 4 hours a week and make $30,000"1 hour webinars that spend 45 minutes introducing themselves 5 minutes explaining creative investing and 10 minutes pitching coaching and slashing prices

I would say generally no more than a 10-15% discount off retail.