The city offers more affordability compared to the DMV area, with many renovated homes selling below 350k giving you a better chance at finding a property that fits your budget while avoiding sky-high prices.

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

As for wholesaling, there is no license required bcoz your not Selling or acting as agent in a fiduciary role to anyone but yourself.

that is totally unrealistic return.. your going to blow your 15k and be very dissappointed why would they give you 50k profit deals just to sell you a 15k course.. ??? 

But you should be doing the number crunching yourself and not rely on someone else especially the person selling you the property. ✌️ (and don’t forget to calculate short term capital gains tax - that’s why I prefer passive income over flipping)

If not, should I sell stock that I have that has capital gains that would be due on it and offset that?

This leads you to really having to target buyers who are looking for the home as a private home and not selling onto another rental investor.

There are a lot of ways to crash and burn, so increasing the odds of succeeding long term should be your highest priority. you can always sell your local assets once you're comfortable managing rentals and ready for a market that better-suits your criteria. btw, kudos for being self-aware of your limitations.

The term Tiny Home is the actual company selling these really nice smaller less expensive versions of standard built homes. 

If you have family get them involved...sell FB marketplace and eBay for a year and they can do that from home.