I could be wrong, but if the ARV looks good and your plan is to sell, I don't see why not.A hard money lender could provide better insight, and they all have their own criteria.

I almost at a point where I don't even bother with home inspectors.Some other common issues with older houses, particularly if you will be renting:  lead paint, asbestos, mold (although I find older houses are leaky enough that, as long as the roof drains well, air movement through the building is good and prevents moisture buildup), steep staircases, narrow hallways.But you MUST MUST MUST do a walk-through with an experienced contractor (one who specifically has experience renovating older houses/buildings) prior to placing an offer.  

I'm looking specifically in Vancouver, WA.  

I would ball park $3,000 for an eviction but I don't know your specific situation so that number might be way off.

So my opinion on the bathroom is pivotal on the potential of your options for that room.I know very little about the specific area of your flip, but 'California' in general says higher end, and even if it's NOT specifically higher end, the expectations of higher end - like an open floor plan will be there.There's a blog post by @Andrew Syrios just recently called "7 Creative Ways to add ......" that might be especially relevant to you.  

@Bob CollettI think you aren't thinking about this properly - there is no typical market (or 'fee') that a wholesaler can charge, as the value your end buyer will pay for a property is based on their investing criteria and your ability to locate and negotiate a deal.

I invest in Ontario, Canada and while I can definitely learn from US investors looking to find info on topics more specific to my investment scenario

Is this a Federal guidline or is this Specific to the lender I am trying to use.

Your criteria "working class, low crime" is what I was thinking as well.  

There is something fundamentally wrong somewhere in your approach OR your expectations/criteria are unrealistic.