I think if you networked you could have a strong base to go at it solo without dealing with partnerships 

Second, I think you are still looking at this experience through rose-colored glasses.

This was done to protect senior citizens on fixed incomes from being forced to sell their homes due to unaffordable property tax increases.Since the passing of this amendment, all properties in Michigan have two property tax values associated with them:State Equalized Value (SEV): supposedly equal to 50% of the market value of a property, not based on recent sales price.Taxable Value: the SEV annually capped as long as there is not a transfer of ownership.City Assessors are charged with determining how much property values have changed each year.

These often include a preferred return for the investors and then a pre-determined cash flow distribution schedule between the sponsor and investors that includes the cash flow distribution waterfall based on either the IRR or EMx and possibly a GP Promote. 

Purchase price: $290,000 Cash invested: $100,000 Elizabeth Lake Property that was initial just a base hit property ended up being a huge win.

Then you do floors because you can't do base and case until the floors are in and going full costs of paint will just get damaged during the balance of the rehab (although I often complete the ceiling paint in total).

The reason you get the low down payment and the low interest rates are because you're personally guaranteeing the loan based on your stable income. 

I would recommend checking out the BP calculators and basing your spreadsheet on that.

They would never look at 99% of the 154 units that are listed on Zillow at any given time.I used this exercise to show how opportunities fall through the cracks & most investors make investment decisions based on bad or irrelevant data.

-based income.