The few lenders I've reached out to in my area (local banks, credit unions, etc.) are only working with primary residence for Helocs or Cash Out refi.

Site cleaning is consistently understated in rehab construction budgets. 

These events are great places to meet people who are serious about real estate investing and might be interested in partnering up.When you do find someone you think you can work with, start with small, low-risk deals to build trust and see how the partnership works out.Also, take some time to educate yourself more on wholesaling through the resources available on BiggerPockets, such as articles, podcasts, and forums.

Not only flippers, but in my experience sellers that offer BAC tend to do better than the ones that do not (as far as net proceeds). 

The highest I have heard of locally here in Fort Lauderdale was 6000/mo.

Thanks in advance for your input!) 

I wanted to see how everyone else is doing with their rentals in North County San Deigo.We have rentals in the Oceanside, Vista, Carlsbad, and San Marcos areas.We have noticed a shift in our vacancies.

Doing my DSCR has been a complete pain in the tail!

Basically I would do a market analysis of the property as if it were in that new zone by looking for comps in that zoning and adjusting for the difference.

I respect it, a lot of people buy in markets they are interested in so they can get some utilization out of the property too.