Need help, everything seems like a dead end

[Aja Smith]

Ok so I've been working on this for over a year now. When I find a good rental or flip, I can't find an investor, when I find an investor I can't find a good rental or flip. I'm still where I started and I'm not sure what else to do, I've even considered getting my real estate license at this point. I'm doing this pretty much on my own and everything seems like a dead end, so any help would be greatly appreciated . 

[Justin Fraser]

I recommend you put together a financial document for investors with the last good deal you found. Maybe that deal is not available, but if it is representative of the deals you expect to encounter in the future, you can discuss terms, payments, etc. ahead of time. This way you get most of the "will you invest with me" conversation out of the way, so that when the next deal comes along, you adjust the numbers and the rehab scope, and send them the new package.