I will suggest that creative finance might be a great place to get started and my good friend @Brian Gibbons is a world class creative finance person.I would also suggest that joint venturing with a experienced real estate operator will put you in a better position to raise money.  

I would like to set up a Joint Venture fund to acquire poorly manged properties and turn them around.Where do I find JV opportunities to fund these acquisitions?

Third Party Investor -Bring in a third party investor and joint venture with them.

And have 16 lots in Seaside my bank is having me build out for them as a special project.I also fund flippers in 11 states I do these all as Joint ventures I do not loan money anymore but in the day I owned Silverado Funding here in PDX you may know of them..

As long as she lived in it two of the last 5 years it will qualify for the Section 121 Exclusion (Home Sale Exclusion)  That exemptions 250k of GAIN (amount over purchase price plus improvements) or 500k if you are Married filing jointly and both lived there.

I assumed that the purchase would be held by his corp and my corporation jointly.  

But, it sure is nice to have them on their knees instead of me.Don

The problem is all of the mortar joints are in bad shape and there are holes and failures allowing water to get in.

@Matt EllisThanks for the shout out MattI basically have three or four strategies going at onceC&D areas absentee landlords wholesalingA&B areas, good school districts, lease option assignments, subject to, wraparound mortgageSometimes I run into a minor rehab, but does not have enough equity, and I'll do a joint venture with the seller.

@Darren Smith Are you joint venturing this or solely acting as a construction lender?