seeking a accountability partner doing LP or LO.

If you need to actually buy the property (possibly rehab it) and sell it retail it seems thin since all the transactional, financing fee and holding costs will eat up a lot of that equity fast.The various L/O options could make it work.

Hey @Trent Aguon as @michael Corbonare stated, LO's are a great way to start, and you can actually combine LO's and the leads you get from wholesaling as well, but the main thing is to focus on 1-2 techniques.

This is very simple, so don't confuse it with a sandwich LO (SLO), where you stay in the deal.

If you are looking at LO's...I can easily help you with that, as can @Brian Gibbons as well as @Michael CarbonareI can tell you are already trying to make this more complicated than it is...You can get an LLC or just a DBA...but just do something...Land trusts are used to control a property.So let's focus on one thing right now....Do something...Get a dba...big deal...but then market to listed homeowners and scan Clist for houses that you can work with.Just focus on one thing for right now..lease options.I can assure you, it is a LOT easier to get an owner to sign a lease option than the sign their house over in to a land trust!!!!

Then I started managing myself and realized, that lo and behold, I no longer had such a huge turn-over as when I had a PM.Moved to Seattle in Aug '12 and couldn't stand the weather.

You make money while you are learning.You should be able to wholesale it for $45,000 give or take a few thousand and depending on the neighborhood.Make a quick $15,000 now vs. a S-L-O-W $30,000 later.While your buyer is dealing with the headaches and time to rehab, you can be out there doing 2 or 3 more wholesale deals without ever buying the house, getting a loan, or hiring contractors, or getting permits, or paying the holding costs (taxes, insurance, utilities, lawn care, interest on the loan, etc)..wholesale flips are the way to go, especially when you are first getting started.

Safe Act has implications for LO deals.

While many think they can assign a L/O and walk away without liability, they are mistaken, generally you're on the hook as long as the contract exists.

and the sandwich LO. the sandwich LO is where you are making the payments to the owner, and the tenant is paying you, and you are hopefully making money each month on the spread and hopefully going to make money when they get financed.