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.

If Oakland City Council votes to eliminate the exemption (which they most likely will) then that unit is going to stay rented very far below market rate.There's a handbook from the City of Oakland that mentions Fair Return rent increases: Necessary to Meet Constitutional Fair Return Requirements: A landlord may submit evidence to show that without the requested increase he or she is being denied a fair return on the investment in violation of the Constitution.

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?

According to the "Rental Property Handbook for Landlords and Tenants in the City of Longmont," (https://www.longmontcolorado.gov/home/showdocument?

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