You start with a purchase and sale agreement and reduce everything to writing.

You should make one trip to the area for 3 days and network in person.

As far as purchase price - I find older homes you can get a much better price on and rehab and still be slightly under market value - and the rent will support the mortgage and expenses.

Many real estate investors opt for a fix-and-flip loan because they’re relatively easy to obtain: no personal income verification (no DTI requirements), and you can often borrow up to 90% of the purchase price and 100% of the rehab costs.

I also am a member of the International Real Estate Federation, and can connect you with agents who are able to help with your purchase.  

Quote from @Eli Kim: So I  currently have 3 properties and I want to purchase another one but the issue is I’ve maxed out DTI.

However, he asked me to sign a one-year Exclusive Right to Represent agreement, as presented to him by his brokerage.His interpretation is that it applies only when he materially assists me, but I think the boilerplate brokerage language he was given reads much more broadly:"If during the term of this Agreement Buyer enters into a contract for the purchase of Property through the services or efforts of the Broker or Buyer’s Brokerage Firm, or by or through any other persons during the term of this Agreement" (emphasis mine).My concern is that, under my interpretation, if a fellow real estate investor wants to unload a property or if I get pointed to an opportunity by a former agent, colleague, or friend, this agreement could create an obstacle to moving forward with the deal.In the end, I didn’t sign.

In my opinion this will not lead to long term success - if that is of any interest to you focus on saving up enough to purchase your primary residence.

Specifically, I am looking at partnering with an individual who owns securities (stock and mutual funds) having them take out a line of credit against their portfolio (SBLOC) at a low interest rate, and using that to purchase properties rather than using a mortgage.

Purchase Price:Focus on areas where the rental rates align well with your purchase price.