Aside all this, I still hold a full-time job and am very lucky to work with my wife who handles the main chunk of work during business hours, speaking with buyers, sellers, other agents, and pushing through transactions to the closing table.

@Qi Gao I would ask an accountant or an attorney before you do anything as far as structuring an LLC and including a foreign partner but from my understanding You can probably apply for the loan on your own and at the closing table you can do a quit claim deed transferring title to the LLC and or add your partner to the title of the property.

They were thinking about either not having a written contract but an under the table verbal agreement, or renting out their home as a whole and just telling the renters to stay in the basement. 

I never want anyone to get to the closing table and be surprised that I made a profit on their home. 

That being said, any family/friend/associate willing to capitalize on your hard-work and dedication contributions with them bringing funds to the table?

An investor can expect dozens of buyers to show up at the bidding table in a place like Nashville, regardless of market conditions.

Right now I can bring all the work to the table, just need the money.  

I’m still focusing on what I can bring to the table for business relationships with potential mentors and agents, I have been reading more and listening to podcasts, etc.

I have an offer on the table for a private money loan of $310k to finance the purchase of two properties.

You tried to take them for a profit but maybe they've turned the tables on you.