You can use a SQ FT format to guess rehab but that is only good to initially look at a deal.

I initially had no clue to the comment so went to permit office.

Simplicity: TDAs require minimal effort after initial setup, making them attractive for those seeking stress-free investment.For investors like myself, seeking both stability and growth, combining a TDA with real estate investments creates a diversified portfolio.

It comes down to how each county handles property tax valuation.To put it in generic terms - a title company & lender will base your initial mortgage payment on the property taxes of the previous owner.  

Should I stick with my partners for the initial flips or go the hard money route?

You would have earned 9% on the initial $5K invested, or $450.  

I have been learning how the process works and there are a lot of resources for how to interview a sponsor and review the deal, but how do you initially access the deals to review?

@Mario Morales, to echo Bradley, I would say this depends on what you are lacking in your own knowledge base.To some (probably many investors) the agent is simply an initial filter for them.  

My duplex - built 1989, 2,060 sf, 2 bed/bath, 1 year old roof, value if I subdivide (county already approved) and sell each separately $150k each ($300k total)Investor duplex - built 1995, 2,300 sf, 2 bed/bath, 5 year old roof, value around $310kThe investors initial request was for an equal trade and they would pay realtor fees, which I replied wouldn't be equal due to buying/selling costs (recording fees, title insurance, closing fee, survey, inspections, loan fees, 1031 fees, accountant fees, repairs), taxes would increase due to new sale price, I'd trade a 3.75% mortgage for a higher one, and I'm on the 10th year of a 30 year loan so resetting that to a new loan would restart amortization and pay more towards interest.

When you hear something you don't understand - ask questions and ask people to explain their thoughts, haha, especially if you hear something that you initially don't agree with.