As you continue to shop around, you'll start to recognize things that stand out in a property. 

Originally posted by @Steve Cohen:@Branden Sewell bring an investor that's willing to partner up with you and they'll put up the cash and then you get the financing and then you do the deal with them and split the profitsI don't want to bring scepticism to this thread but I've never understood why an investor in his right mind would do this; this could eventually make sense if the active partner is extremely experienced and reputable with a long proven track record of successful deals but why would you put your hard earned money at risk partnering with a newbie for only 50% of earnings? 

FHA allows a non-occupant buyers (parents or proven long-term family like relationship).

Thanks for the swift kick to the head, I spaced that one.Generating value on income that isn't proven is a prime reason why relying on a seller's proforma without doing your own numbers rarely tells the story.

This situation could be similar to that except going back to an old work environment, I know what I’m getting into, I know the people, and I’m proven/known/well respected there.

Hi BP,Anyone own properties in Euclid, Mentor, Painesville and have a good PM they can recommend? I'm an out of state investor, so reliability and communication is really important to me.Thanks in advance!Nicole

For a variety of reasons (we are set to close in two days, we have not yet proven ourselves to this investor, etc.), I quickly responded that we could and he responded with that is what they would prefer, which I totally respect.This is our 4th flip and we have not used any of our own money for purchase or repairs. 

Thats why I am suggesting the safe proven method which it appears that you have a good handle on and congrats on your success.

Many people helped them coming up and they recognize this and are eager to help.

As soon as you sell new acquired property, you will have to recognize all the gain that you had just  deferred, not avoided.Maybe your understanding is that once you exchange the property, the gain that is realized on the first property vanishes, but that is not true.