On the other hand there is a large national bank that is out of state that has great rates, low fees but again, seems like it comes down to trust and reputation in the eyes of the agent who see the loan officer as risky to their transaction. 

You will have two escrows, two closing, and two sets of closing costs in this method and you will also need to bring funds to the table to close the transaction between you and seller.More importantly, assignments as a means to wholesale are typically executed illegally as they violate CA DRE laws for brokering without a license so I strongly suggest that you look into the legalities of your wholesale structure before you proceed. 

It should be a win-win for everyone involved in the RE transaction everytime. 

Is it illegal to run a AirBNB and change the address on my drivers license to that address so I can save on taxes?

Minimum transactions?

I like the idea of cash offer / no hassle transaction but want to understand if it comes with a cost later.

I am slightly concerned that I will not be taken seriously in real estate transactions due to my age (19), but I am ready to take action regardless.

If the last tenant gave (or retroactively gives) them some kind of written sublet agreement,  but you don't allow sublets,  maybe you can convince the judge that it isn't evicting the first tenant because they already left and tried to sign over their tenancy in a manner that was illegal.   

With that in mind, I would not necessarily need an agent to represent me at a wholesale transaction right? 

Ray, are you looking for someone to just review title for you, or are you needing someone to actually close on a purchase-and-sale transaction (which would also involve pulling title)?