Compliance is nearly impossible when there is a consumer on the buying end.

This assumes you're not carrying a bunch of consumer debt and have some emergency savings in addition to what you need to purchase your 1st place.

Wholesaling correctly is very complicated, expensive and time consuming.

It is stressful and time consuming trying to find tenants, if you are on a campus cycle it can be even worse.I might give back a deposit months before move in, but definitely not hours before.

Evictions are costly and time-consuming.

She's either a liability because she's time consuming and requires me to spend more, or an asset because I know she'll be a good custodian of my property.3) I have another property that's in poor shape cosmetically.

With a consumer-buyer/tenant: JUST DON'T.  

All part of the larger legal framework to protect consumers from repairs by unlicensed contractors.

Flipping homes has a few down sides; first it's very time consuming, second it's risky, thrid it's taxed (usually) and fourth it's a job and not an investment.Have you thought about keeping the property and rent it out?

I rehabbing my first 4plex and it’s been the school of hard knocks....costly and very time consuming.