Take action, get experience under your belt, I'm doing the same.

I'm a out of state investor with one SFH purchase under my belt in Austin Tx. 

@Matt R mentions experts in the field typically have 10,000 hours under their belt.  

I had been looking to "pull the trigger" and get my first deal under my belt.

That way, when you have a couple deals under your belt, you will be able to really start growing the relationship to other buyers. 

I have one deal under my belt in Bridgeport, CT which is a two family that is finally cash flowing after a little under a year.  

Once you've got some experience under your belt, then perhaps he'll want to invest a small amount with you.  

yes,  I buy near the belt line in the West End and similar.  

With one deal under my belt I am by no means and expert, but here is my "word to the wise" to everyone else just getting started.1) Know what you're getting yourself into, active RE investing with no cash or credit is not nearly as easy as many gurus may lead you to believe.2) If you're like me and want to get into wholesaling before progressing into rehabbing, sure it's good to take that time to learn to evaluate repairs and ARVs ect, but depending on your situation, it may behoove of you to invest some time in early on planning on how you're going to secure funding.

Network and learn and you will have a deal under your belt in no time.Oh and make sure to read the Ultimate Beginners Guide.