However, instead of getting a lesson in financial distress, partnering up with the right investor will get you a hands on lesson in the rehabbing business.

This strategy provides steady cash flow and potential property appreciation over time.Fix and Flip:Acquire distressed properties, renovate or "flip" them, and sell at a higher price.

We have been buying distress for years.

You also must meet the conforming loan limits and the property cannot be distressed. 

And right now some deals (less conservatively structured with high debt, floating rate loans, etc) are under distress and had to stop distributions.

Is that buying distressed and doing a rehab or including move in ready? 

LIke how to get rich in foreclosures right now would be pretty tough to do since they are non existent.. or in a uber hot market like now.. owner financing or the super duper lease option niche these all work in heavy distressed economy cycles but pretty tough today.  

Yes it is possible to find distressed mortgages in higher end areas, though the volume may not be as plentiful as it once was. 

She is actually doing me a favor also, because the home is distressed.

There are a lot of distressed properties in the Atlanta area that you could rehab.