After I build up some capital, I aim to get some fix and flips under my belt and work on acquiring some buy and hold rentals.

I’m a newer investor with 2 multi family properties under my belt and looking to add a 3rd.  

Get your first deal under your belt and then start looking for new partners along the way.

When you are new and have no deals under your belt, it is not an easy task to convince strangers to trust you with their money and in the cases where the borrower has no money to put   up, the situation is even more difficult as you have to borrow over 100% of the cost to make it happen.

I am beginning my REI journey and have 1 flip under my belt but my goal is to have some rental properties.  

Once you get that first deal under your belt, now you can talk with other investors and have stories/experiences to talk about and share.

This first property is really going to serve as a great REI education and I also will have more experience under my belt as I am working on networking more to build a team.

Once you've got some experience under your belt I think you'll be able to better find that mentor to quickly help you grow. 

I'm find working about the edges of the grey areas, but only at the white-ish margins.I'm sure I'm oversimplifying this, but in my conversations with atty @Mat Sorensen of KKOS and the compliance folks at Specialized Trust Company, the results boiled down this - I can do work, but if the level of work requires me to wear a tool belt, I've probably reached the limit.

I only have 1 sale on my belt and work a full time job (pays up to 200k a year with overtime and per diem so I’m not quitting) and I’ve still been successful generating leads.