Seems currently the most durable/cost effective flooring is LVT or LVP. 

@Bryant Diel seems like a sound plan..

It sounds like it worked itself out and made the hard decision for you.

Also these people do not sound motivated at all which is your #1 criteria if you are trying to wholesale.  

@Jim Webster @Jonathan Pflueger yes, definitely something else going on...I'm a licensed MLO here in CA (nmls 1503643) I've mentioned before that lenders have "over-lays" which are extra guidelines, and it sounds like you are only getting one opinion, maybe not the correct one. 

And you might get a little bit of education on how to fill out a representation agreement and how the licensing laws effect you.But you won't learn anything about how to market or prospect for leads, negotiation, sales, or how to run a business.

@Liwen Gu - Sounds like you are in a great position.

This will put me at approx 26k for normal financing.So I asked him why is the closing cost so high and he responded:Bank fees are approximately three to $4000, transfer tax is 1% of the sales price, and title insurance is typically 1% of the sales price.Does this sound fair?

The alternative is finding a partner who can bring experience to the table, but it sounds like everyone is having trouble finding great deals these days. 

My hometown is effectively a rust belt city.