On the other hand, if you are looking for people that just give you money and you run the deal (limited partners, aka passive investors) that is an entirely different ball game.

Think of it as a football game, you need to play offense and defense.

I suggest an aggressive principal pay down so they can have skin in the game.

@Jerome Thompson, yeah it's easy to feel stuck at this stage in the game.

We've got BIG news that's going to take your renovation game to a whole new level.

You're playing the game the right way.What's your lead source for finding the properties? 

We just hate Houston for living and lifestyle but can see that as a potential game changer for investing other than the high taxes and insurance and lack of appreciation compared to Colorado.We are open to other ideas and ways to grow and appreciate any help and feedback possible.

For what it's worth, some ideas I've seen pitched are grocery bundles (e.g. a breakfast bundle for 2-4 people with eggs, bacon, bagels, cream cheese, and OJ all pre-stocked in the fridge), meal kits, a pre-stocked drink fridge, charcuterie boards, premium coffee selection, bike/e-bike/scooter/kayak/canoe rentals, video game consoles, upgraded work-from-home office amenities (e.g. oversized computer monitor), etc.I'm not a lawyer, but cocktail kits, bottles of wine, local craft beer, and other alcoholic items seem like they would fall into a grey area from liability perspective. 

Basically the late-in-the-game career-changer who's taking what feels like a big, scary risk?

It has been a game-changer for my investment journey.I'm here to help in any way I can, so feel free to reach out anytime.