I want to start marketing HEAVY for real estate, but I don't want to miss anything that may be a wholesale deal either.

None of those R's are for rate, so I don't know if there is something you're missing in the strategy?

I have a friend that secured a deal on a property in La Jolla with none of his own money because he listened to the owner -- I kick myself to this day because I had talked to the same owner numerous times about other things but I didn't listen to him like my friend did so I missed the opportunity.I had kind of tuned out the opportunity because the property is in a really expensive part of La Jolla and I didn't think I could secure a deal on a $5M house when I was just starting out.But my friend -- who had no more experience than I did -- and the developer he worked with -- and who paid for everything -- made $7M each off that deal because the house ended up selling for $28M.Anyhow, my point is that while you should keep doing what you're doing because there are deals everywhere and you don't need to live near by, don't ignore your own backyard because you probably know it much better than any other area.

I think it can be real hit or miss. 

Am I missing something?

I missed some good opportunities in the beginning because of my insistence on being all cash.

I know we won’t be able to avoid all backpedaling, but I don’t want to have to restructure later, transferring properties and missing documentation necessary for tax benefits because I didn’t know to save it. 

I don't see where the 70% rule would work out in this market so I would not want to offer more than flippers would pay but I also would not want to be way under either and miss out on some good opportunities.  

Outside of the shortage of rent you didn't miss any months of rent to keep. 

Seems like you may have missed including some details about the specific prohibitions that you intended to include.