The numbers are not pro forma and my challenge is the down payment (cash vs heloc).

They underwrite the properties like a commercial deal (based on the pro-forma cap rate, even though its just a single family house).The appraised values in these neighborhoods I'm tracking are creeping up as these transactions close and create more recorded comps.

Or instead form a team made up of: Real Estate Agent, GC, PM and lender and ask them to estimate the cost of rehab before I place an offer.

Id love to network, make connections, and even possibly form a JV partnership with experienced fix and flip investors and get my feet wet in the RE industry. i  have 35 years of home repair and remodeling experience ( plumbing, electrical, drywall, siding, kitchen remodel etc.) and i’m offering my skills and services to investors who are looking for a reliable, experienced, and honest partner.

This will allow you for form a strategy that works for you and your goals. #3) I have a lot of real estate book recommendations but none specific to mutli family investing.

In simplest form a REI Agent is a Match-Maker, we match strategies, assets, people and resources, and ya gotta get the combination exactly right. 

why not each buy your own property and form a little mastermind?

How does someone form a Texas series LLC?

Also tell anything about the property that might help form a better picture of what you're working with.

I form a new LLC whenever the structure or strategy of the new property differs from the previous one.