I think that the landscape lighting wire as someone suggested would be a good wire to use, lamp wire in general should be fine, don't worry about any voltage rating.perhaps the reason the manufacturer recommended a heavier gauge wire than expected is to reduce voltage drop, running 12v over any significant length can cause a serious drop in voltage at the end.

Not to mention that reduced insurance rate!

Finding the deal is typically worth 20%, so that leaves 30% that perhaps they could split with the managing partner (who is taking care of permits, legal, insurance, all the admin).What other methods could you propose to stick these guys into a real estate deal without them having to spend 2 years getting educated or birddogging/wholesaling in a market where the traditional wholesaling tactics don't work (there are NO lists to mail in Ontario due to privacy laws).Lets say they need about 40k cash boost to put their DTI and down payment funds in check, but more would be better to reduce mortgage insurance costs.

This may reduce the demand and as a result the rental income.  

They have been living for free and they still can't save up some cash and reduce their debt position.

Question is...will the amount I'm saving on rent (once I own my apt) be enough to compensate me for the reduced RE prices from an impending RE crash in LA?

By doing this it will greatly reduce your risk and stress.

look at the interest rate, currently rentals with conforming mortgages I'm paying roughly 5%,,now the question is, would I rather have cash and be paying the interest (less tax deduction, which reduces that to maybe 3 1/2%), or no have cash and save that interest cost.I personally will take all the 5% money I can get, I won't do a deal with a cash of cash return of less than 25%,,,so yes, I want to make that and pay the 5% (as noted really 3.5%) in interest.If the deals get to the point I'm could only make, say 15% cash on cash, and I was paying 10% on my money, I would re-evaluate thatEveryone's situation is different,,what's right for me might be wrong for someone else

This reduces unnecessary service calls for items like a flipped breakers, reset buttons, etc.

Don't be afraid to replace the players and let them know about the high standards you expect and that should reduce some of the problems.