Do you go the syndication route or do you have partners?  

Other strategies such as sub 2 transactions, installment sale transactions, leases and lease option to buy arrangements can be devised with TIC.Comparing a sandwich lease or master lease, a TIC owner you do not have to worry about the seller selling first before you sell; you can pass title as an owner and executed sales contract through and screw with your tears a partner or you can have a "power to sell"On biggerpockets we have talked about the problems with wholesaling, not being on legal title before we market the property.

My advantage is my partner, who happens to be my father.

tough money to get.. partner  maybe  or sell lots recoup and buy something els

Maybe find an experienced investor to partner up with 50/50.

Hey ChrisI think the question you need to ask yourself in this situation (where your equity partner is bringing 25-40% to the table...the down payment basically), is "what value do I bring to the table?"

If you really have found a property, weather on or off market,(and it will almost always be off market) that you can get under contract for around 65% of market value, minus the repair cost (that you have had verified by a contractor or you are absolutely certain is correct) and add in all the other expenses involved in actually doing a rehab or holding the property then you wont have a problem finding a buyer,  hard money or partner to do the deal.

A partner with cash7. 

Yes, they will leave "some day" but you will have created a working partner for life as well.

My partner will buy the material:-Tile work-Install kitchen - install vanities in the bathrooms - install graniteMy usual guy is very busy and can't take more work, my back up guy did not do the best job I am looking for someone inexpensive (my partner will supervise him) that has a decent experience with jobs above.