Your opinions/experience on this situation are greatly appreciated.

From experience, I’d recommend getting pre-approved, improving your debt-to-income ratio if needed, and researching local assistance programs.

In case someone has been successful please share the methodology that is legally approved.thanks,Ananth

The below is not legal advice and you should hire a lawyer with past subject to experience. 

Do you have any experience?

I’ve been thinking about partnering with a successful wholesaler and seeing if they will expand their operation to include the zip codes I am interested in.Example:  I would like to partner and give money to a successful Detroit or Texas wholesaler and see if they are willing to add my Georgia target market to their operations.Before moving forward, I wanted to get some feedback and advice from those who are wholesalers or who have partnered with wholesalers.Has anyone ever heard or have experience in a partnership like this? 

And in regards to getting educated on the the laws, I assume the best route is to link of with an attorney who has experience with these types of transactions?

The GC and the sub ended up sharing in the cost mostly (I think) because it was better than the finger pointing game that had already started, and realistically the attorney's were the only ones about to win...

Would love to review your numbers and share some ideas before you close a deal!

Value and rents should eventually increase to turn cashflow positive and build your wealth.You're next learning experience will be, now that you are out of day-to-day management, how will you be able to handle the inevitable expense challenges?