They did respond one time and when i went there, nobody answered the door; while i was there i noticed the property was 95% empty with some trash laying around and and end table here and there. 

What value do I bring to the table for them to focus on me more and make the extra effort? 

Aside from financing (my own primarily, but also potential partners/investors), I have a legal background and other value-added skills to bring to the table in any deal(s).Looking forward to continuing my learning and building lucrative relationships with many of you!

Investing in the Portland area is off the table right now because house prices have gotten pretty insane IMO.

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.