Sadly I still collect cash money in person from them because they are immigrants they barely speak English and have no car or checking accounts or practical way to pay at some of these new depot spots everyone raves about .

The practice you get from analyzing deals will help to ensure you don’t pay through the nose for your first deal so as long as you know your limits and don’t bite off a bigger project than you can handle, it should be a very positive and informative process.

So if the practice of people using security as rent bothers you, you can use our clause:  "security deposit is not rent nor may it be used as rent."

I’ve also read some posts about some new stricter laws in regards to wholesaling and I’d really like to learn what I can and can’t do and which title companies are the best to work with, or if that makes a difference.

Now I'm not referring to trying to time the market because very few, if anyone can do that but just learning the value of staying patient as my goals are to buy and hold rental properties.Overall, my new game plan is to continue to learn and practice running analysis on properties and to work my but off at my job to have enough cash for when the market does cool off a bit to purchase 1-2 properties.

Other things you can use to demonstrate your intent would be your normal practice, rental agreements or rental listings, written correspondence with your professionals etc.You've got a pretty healthy gain to shelter for sure. 

While this to me seems to be a very practical approach there are zero properties in California that meet my needs and in the loan it states the property must be my primary residence. 

Attorney is the best practice professional to help establish buy-sell agreements and other exit strategies, including provisions in your partnership agreements.

My wife is officially unemployed when she quit her job managing a law office. 

The usury laws in Arizona - 10% cap... well, that is what on the surface at least.Btw, could you tell me more what you mean by "Also be sure to have both taxes and insurance escrowed to avoid a high price mortgage loan".