I am currently working part time as an Art Consultant but would like to use my Interior  Design skills when rehabbing.

Build relationships by going to meetups online (we do two a week for NJ and one a week for PA - Zen and the Art of Real Estate Investing in the events section) and learning all you can.

@Grant Speer I am also an out of state investor and have had good experience with @Robert Ellis and his team in the area.Cheers,Art

One way to potentially avoid this issue is to have a passive investor provide their funds via a mortgage on the property.This business is not just about the financials - it is also people skills, building knowledge, and ability to act -  not science but an art.  

Thanks,Art

Furthermore, vetting the right managers/syndicators is an art in it of itself and requires patience, fortitude and education. 

All sorts of rehabs/conversions can turn a total loser into a cashflowing property. ...another example: I've built ADUs in previously unfinished basements, which turned properties that were $500/mo negative into properties that now cashflow 1000/mo ...the power move was rolling the construction debt into refis on other properties at lower rates, which more than negated the construction debt...in other words, I got paid to build the ADUs (these days, this isn't usually possible--or at least, it's a lot less likely--now that rates are rising...but who knows, rates might decrease again at some point...). ...Although certain rehabs/conversions can force cashflow, there is real skill and art to spotting properties that are good candidates for these types of rehabs/conversions. ...an effective rehab/conversion is often a lot trickier than HGTV would have you believe, and choosing the wrong property to do this can completely blow up the financial model.Another approach is to learn to find properties that have something that turns off other buyers, but which is irrelevant to cashflow, and irrelevant to your business model.

:Have you read "The Subtle Art Of Not Giving A F*ck" by Mark Manson?

@Doug Poff  I am on an amtrack train today and its blocking my update of adobe so I can't look at the U tubehowever I would take first hand accounts from those who took the time the money and effort to view the product in person.... videos are great but at the end of the day they are videos.I just did a few rehabs in Indy that we are going to sell to investors.. ( normally do retail flips in Indy).so I guess you could call them turn key.. 

I would have Focused  much more intently on the Art and Science of Sales.