Ideally I'd like to find a turn key home between $200,000 - $250,000 that needs some improvements.

That post-diction honeymoon is over because nobody wants to hear another housing bust explanation.

This is to be sure you actually will have the funds necessary to close, when you find something you want to buy.While hard money is similar, it can be a bit trickier to get a clear rate quote without the specific property already in mind (and ideally, under contract).To keep things simple: I'd recommend still talking to your potential lender(s) BEFORE you spend too much effort shopping around.

Therefore, my thinking is to create a relationship with ideally a group of cash buyers where I can get the specs of what they are looking for first, so that I am acquiring attractive deals.  

They did lower the licensing requirements about 6 months ago, which is frustrating because it didn't help me but I could have started a year later and still finished in the same amount of time.That being said, I think it's a career that may be the most ideal and powerful one to align with being an investor.

In order to do this, you need to control the property, including title and ideally possession.

Kellum, Ideally a perfect home for me to flip would be in the Conejo Valley (Thousand Oaks/Westlake/Agoura/Newbury Park) area.

I could still try to find another wholesale buyer if he bails.Exit Strategy:  Of course, the ideal exit would be finding a buyer during the inspection period but giving that this is not a clear cut great deal, I want to be prepared to walk away if the market does not agree with me, therefore my questions about the inspection period.

Ideally, you want to find properties where the payoff is less than this number, so you can make a profit.

As of now after my emergency fund, I have about 3-4% down of $450k (another part of my $20k), which I know is not ideal but I would want to take advantage of the low interest rates, plus I would be living with my boyfriend and brother who would be helping me pay it off/splitting it 3 ways.