I can't recoup the cost of a 15K hot tub replacement by raising rents really high.

If “wholesaler” (used in the sense of contract flipping, not people who close on purchase and resell) were required to disclose in writing to home sellers that they are not purchasing the home, are only trying to “flip” the contract, and the sale will only close IF a buyer at a higher price can be found, would this eliminate the need (if a need does exist) for government regulations being enacted and or for “wholesalers” to be licensed real estate agents?

Your rate is usually cheaper and your closing costs are negligible when taking out a HELOC.

There are initial and annual costs involved, and you have to sign up with a brokerage. 

Last month Microsoft closed on another 200 acres in the area for future builds.Beyond data centers other huge Capital Improvements are being done in the area.

do not forget - can I borrow for the closing costs as well?

In my local market (SE Michigan) construction costs have gone up but home prices have fallen.

Folks tend to far underestimate the cost, and length of time, that it takes to rebuild from a disaster such as this.

BTW, PV is currently hawking a "we partner with you" scheme that will cost $9500!

Cost to build should not matter there.Look at your deals.