It could still make sense for the 100k place if the neighborhood is still good enough and I would really try for the 1% rule but get an understanding of the expenses.    

I need someone with good enough credit to do a cash out refi and get a good interest rate and low/no origination fees.

Whether you purchase with your money, a loan from the bank, or partner with someone who has the money or good enough credit for a loan does not matter.

You learnt a ton and doing a deal for doing sake isn't good enough for your investors. 

I don’t know if they don’t believe or simply don’t think they’re good enough.

My day job provides me a good salary, just not sure it’s good enough to support two properties.

Together we made the decision that we are in a good enough position for me to leave corporate. 

You just wholesale it if you have no capital and its a good enough deal.

I've found in many cases the margins in real estate are not good enough if management is an expense.As an alternate solution, and I'm not sure how many investors do this (I do, my partner lives out of state), but I would say a solution might be to partner with someone in the market you want to invest in.

Everything else comes secondary is the deal is good enough.