Quote from @Diego Renteria: Dang you were in the recycled fart machine, thanks for your service. what are OOS options?

With TOU service you charge it at night for 5-7c/kw and use it during the day to arbitrage the price difference. 

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

We lack the experience of you and your husband, but there are a couple of groups that meet regularly in the area.Impact Lindale is run by Roger Paschal, he is also a member of Bigger Pockets.

I just have vacant home insurance along with regular home insurance, but no other professional liability insurance.

They are provided with contracts to use which are developed and vetted by real estate lawyers within each state and updated regularly to stay current with changing laws. 

I’m in the La Jolla area, but service all your targeted locations.

Structuring the Deal with a PartnerWhile your partner cannot directly participate in the loan, there are ways to structure your arrangement to reflect your 50/50 partnership:Option 1: Post-Purchase Equity SaleYou obtain the 203(k) loan in your name as the owner-occupant.After closing, you sell your partner 50% equity in the property via a quitclaim deed or similar legal instrument.Your partnership agreement would outline each person’s roles, responsibilities, and share of profits.Note: Be mindful of FHA’s rules around title changes and ensure this doesn’t violate loan terms.Option 2: Partnership Contribution AgreementYou both contribute to the down payment and renovation costs as outlined in a partnership agreement.Your partner’s contribution could be recognized as a share of the equity in exchange for funding, services, or property management.The partnership agreement would detail how profits, responsibilities, and equity are split.Option 3: Joint Venture AgreementStructure the deal as a joint venture, where you own the property personally (required for the FHA loan), but profits and roles are split per a formal agreement.Your partner could receive equity-like compensation through profit-sharing without being on the title.3.

I should note that that I was using Baselane's banking service to collect deposit and rent, and had moved the funds immediately to my private bank after I collected (thank god!).

From there I’ll make regular calls to let them know which properties I have available.