Partnerships are earned through trust first especially when you are ready to put any sort of money down. 

I also just use word processing to create a guide book. 3 ring binder with sheet protectors.I put in all sorts of things like local menus, maps to cool places etc.

I think there’s some sort of option of to do a little refi on both house 1 and 2 and get the money needed to wipe out the line of credit(allowing for bigger flip opportunities, especially if I partner up with someone) and also renovating that garage space with the private investor as long as it is under 1000/month.

I have always been interested in home construction techniques that are different or older.Container homes, these sorts of shot-crete homes, bale homes etc.The biggest issue is not that fact that they will rent, for if they are in the right location, of course they will rent just fine.

Learn how to evaluate a market by either reading and listening to a lot of content or by providing some sort of value to someone who already has that knowledge.

WE have all sorts of rifles and AK etc etc..

That sort of difference in expense with turnover/vacancy means that the approach to tenant retention means something different to the business.

As a result I've sort of giving up on the dream. 

For example, I started investing in Buffalo (NY) a few years ago because I liked the stable population statistic along with the fact that a big chunk of the population is in the healthcare industry... along with major car manufacturers having plants or some sort of manufacturing factory there (Tesla, GM, etc.) 

You can't go wrong anyway but you want to have some sort of boots on the ground to get you started and understanding the area.