I am working on forming a possible partnership with someone who owns multiple lots (lots are SFH up to 16-unit apartments).  I have the construction contacts and access to funds for the ground up construction (1 build...

There are certain markets don't have great wholesaling opportunities-The margins may not be there-There may not be enough cash buyers is buying in the area-it may be a war zone@Devon GarbusIt's my humble opinion not to specialize in Wholesaling when you get startedInstead you should be a problem solver looking to be able to help people solve problemsLow equity deals that are pretty houses in good neighborhoods with good schools are easier than wholesaling Minor rehabs offer a possible joint venture with the sellerFree and clear houses offer the potential of an installment sale, with a low monthly payment and no banks"Wholesaling only" is a terrible business plan in many areas

You can advertise you have a contract for sale.Get a sale and purchase agreement that can be legally assigned and sold for an 1 to 2% assignment feeIf you don't want the rehabber to know how much you paid for it, find transactional funding or get on title somehow with private lender funding or find a joint venture partner to provide funding or get on title with Hardmoney lender funding so that you can buy at first and then resell it.Illegal Wholesaling only means that you're not telling the truth to the seller, and you have no intention of ever buying it, hence the reasons for all of this loud noise about illegal wholesaling.Wholesaling is legal in every state as long as you follow good business practices.

I don't really want to risk the due on sales clause resulting from a subject-to transfer, and getting a hard money loan to buy the house outright seems like a waste if i can instead setup some type of joint venture. 

As a virtual investor I would be happy to do all I can to get deals done, possibly in a joint venture structure.

When I fund a joint project I like to know what I am going to earn.

It's invite only but it's specifically for rehabbers who need a joint venture partner to fund their deals. 

I have limited cash at this point so I am looking to partner with an experienced rehabber to learn from so that I can learn, make a small percentage of the profit, you make a majority of the profit and the wholesaler can make some money and get rid of the property.I have a relationship with a seasoned broker/wholesaler that I am learning from but it requires that I put all the money up front and I am just not to that point yet.Message me if interested and let me know if you have done this before and I would like to see how your Joint Venture agreement might look like.  

I Joint Ventured with like minded individuals and pooled our resources together. 

Since you have flip experience and did quite well with it, maybe you can joint venture with someone that has the capital and not the experience and do that until you have enough saved capital to do some on your own.