I am not trying to be rude, but if you find a partner that has good deal flow, good access to capital and experience, what role do you play?

If the person wants to play stupid games: two years.

Play the 'friend in common' card if possible.Regarding seller financing, I don't see this being a viable option since they are in default on their current loan.If funding could be an issue for you, take a step back and work on that first.

Also, morals do come into play, that is an aggressive policy to have in place.

So i started out for cash flow and now working to the appreciation to get rich.As you can, roll one cash flow into an appreciation play slowly. 

If you are buying on your own, you will have to play this telephone tag yourself.

: If you’re more focused on cash flow, sticking with the older house (and increasing rent over time) may be a better long-term play.

With the Braves now playing in nearby Smyrna, the area is likely to continue to grow.

I'm assumming that there are CAP variations within the City.

If your gf has 40k liquid, you need to count 15k of that for reserves on a next profit, so there is 25k to play with, not the whole boat.