You are operating a business.

Instead, relying on recent comparable sales (comps) from MLS, local realtors, or an appraiser will give a far more accurate picture of a property’s post-rehab value.Any Advice you wish you knew when you started? 

I'm really busy with my w2 job working all the time to fund my investments. 

The business plan to pay untenable returns is not untenable, it’s non-existent.

There are lenders that do not have this requirement of course, but they are mainly hard money lenders or local portfolio style banks. 

I know more about Phoenix living locally but I hear good things about NC especially from east coast investors.

And even if I do not get into the renting business I can make some profit if I decide to sell the property at some point.

Researching local job markets, schools, and even infrastructure projects can provide insight into potential appreciation and cash flow.You might want to explore markets in the Midwest or South, which often have lower entry points and better cash flow potential compared to California.

Have you already started connecting with any local professionals, or are you still searching?

Best bet though is a local community business bank..