I am looking for my first investment property, while trying to learn as much as I can on the go/hunt.

I also want to wholesale, and I want to know if there is a conflict of interest or how to properly go about this and structure my operations the right way.

I let them hunt deer on my property. 

@Aaron Hunt Check out California Apartment Association for a lease and other forms that you would want to include. 

With SFH, you're likely to keep tenants for at least 2 years with proper vetting.  5% is the equivalent of 2 weeks per year, so is conservative for the area.3) I would highly recommend using a good property manager after you move out. 

Currently learning the proper process and navigating the water as a new investor with barrier to entry which is why I was considering a partner.

I am looking to refer to a person who can answer these questions properly.

@Drew Hunt Yes-ish.

It's a good way to build a bad reputation.You could also find yourself losing your EMD if you back out of an accepted offer without proper justification. 

Your margin for error would be razor-thin.Moreover, I think you'll feel better about making investment decisions when you have the proper financial tools to analyze your deals.