No, I use a HELOC for my DP.However if you do not base your calculations using a hypothetical 100% financing (regardless of your DP) you are not attributing any value to your dead equity.

I've been listening to different youtube videos and podcasts about wholesaling and it appears that everyone does them in other states where there seems to be a bigger  supply of surplus homes and dead and dying areas where wholesaling would seem to work.

I did a quick background and found he's been in jail for assault with a deadly weapon, child abuse with weapon, 2 counts of battery, he's a sexual predator, and violation of probation. 

I just briefed the law but in California if a tenant dies in a rental unit you must disclose to the prospective tenant that the previous tenant died and manner of death for 3 years from the previous tenant's death.I don't know about you but I will pay for someone like this to relocate as with this law it could have a serious impact on the ability to rent and ability to cover extended expenses until a tenant is found who is willing to rent a dead guy's apartment.Reference "California Civil Code Section 1710.2"

And your dead on about location.

It becomes your word against their word and whom ever is most believable wins.I am dead serious about going to eviction court.

As for the contractor question, @Marvin McTaw was dead on, figure out good, conservative, ball park numbers.

I am a little bit bummed that they moved in the dead middle of winter, but their previous lease didn't state they couldn't move in winter.

Here are the issues:- Dogs left outside, barking 24/7; police have been called at least 20 times; 4 neighbors getting ready to file a lawsuit- Started paying rent late, now 2 months in a row; never emailed or called us to inform of late payment- Not maintaining yards front or back; lawns are dead, weeds everywhere, trees overgrown- Parking "toys" outside and on the street (boats, SUVs, trucks, cars, golf carts, etc)- Leaving furniture and garbage everywhere outside (on the front patio, side yard, front yard -- everywhere!)

I would pass if I could not get the purchase price down. 82K in dead equity makes it a no go for me.