Here are what I can add to the  BP table:- I built a comprehensive apartment investing excel model - buy and hold and refinance- Extensive deal/ financial analysis skills and experience.- Extensive work experience in wealth management, tax, private deal structure.- Success track record, creative problem solving, and great eyes for beauty in making ugly place beautiful while not spending a ton of money upgrading.- Since 2002, experience in SFH purchase, buy and hold, remodeling, property management.What gets me going:- Folks with track record in apartment investing to check out my financial model on this deal- Local Chicago Team with proven track record in apartment: contractor /inspector (subcontractor - plumbing, electrical, roof, exterior, interior upgrading), property managementThank You!

My advice to you is to polish your skill set and refine your goals.

My goal in real estate is simply to find a niche suitable to my skills in the market.

If your pockets are TRULY EMPTY then you are not bringing one of the four items to the table that an investment needs: - Money - Time - Opportunity - SkillsIf you can provide either opportunity or skill in some fashion, you can likely partner with someone with the money.

If your cousin's wife is still very skilled, maybe you have a place higher in the business hierarchy where you can engage her (marketing, client relations, financial management). 

The risk levels, the work/effort levels, the capital levels, and the skill levels required are on two totally different planes.

Looking to utilize my experience, connections, skills and qualifications to grow a network of investors, developers and contractors to create an (or several) eventual company(s) to build strong communities.

How can you get them to help you accomplish something real, in the real world, without you lifting a finger.You will have to use a lot of your leadership ability and persuasion skills, but it is possible to get things done.

It really is that easy to fain more knowledge and be more skilled in the real estate industry.

Should I just pass it to a more skilled buyer/wholesaler?