Dan,Let me start by saying that I'm an engineer, so I'm ultra-focused on the blend of cost-durability-functionality-cosmetics in all of our spending decisions.  

I don't want to just blend in with everyone else.

I would like to hear more about how you blend being a Realtor and an investor. 

I would add that the most successful people (in purely monetary terms) are a blend of your last two points - investors own money and others.

The idea us to blend in and not look like one of the great unwashed toothless, clueless and shoeless people (?)

They can sell part of a note, they can borrow more with your payment covering that obligation, use another lender to "blend" the note.

Wendell, So "A,B,C,D, and F" stands forA = Appreciation and Affluent neighborhoodsB = Blend of "A" and "C"C = Cash FlowD = Drama, Drugs, Declining, and DestructionF = Forget It!

FHA rates are as low as 3.375% + MI or .85% at the most you'd be looking at 4.225% as a blended rate if you have good equity and decent fico scores.I hope this helps and have a great day. 

Here is what we decided upon:He is going to fund the deal 100%He is going to refinance, in his name, after we place a tenant and the seasoning period has passedHe is going to receive a 0.75 point return for every month until the initial investment is paid (refinance).We split the profits and cash flow 50/50We then evaluate whether this is something we want to continue doing together or not.I kind of blended a little bit of what everyone recommended, discussed with my friend, and this seems to be a win-win for the two of us and our goals.

I have become so numb to DC and MD's narrow structures; It blends in as  NOT so unique anymore!