@Ryan DaultonFrom my experience, the best way to find partners in real estate is through networking events, local REI groups, and online platforms.

There are a lot of in-person real estate investor meetups in Northern New Jersey and other parts that you can find in the Events and Meetups section of these forums.

Network Network Network (On the fourms, 1:1 coffee/lunch with local investors, agents, lenders, and in-person at local real estate meetups) - Here is local meetups listed in BP:  https://www.biggerpockets.com/forums/521-real-estate-events-...1. 

RE used to be so foreign to me until I went to a RichDad event I was totally mesmerized by the idea that I could possibly... own RE!

I met him at an event in Oakland and was not impressed personally all he would say is he does big deals for big money.. and I know how hard it is to do business with those in his community it really surprises me how people followed and invested as much as they did.

Quote from @Sebastian Bennett: I've been actively using BiggerPockets for over a while, have been educating myself and attending a lot of networking events.

So in those states it's possible to hold a deed in escrow pending the occurrence of some event, then deliver it / record it.

I'd be happy to answer any specific questions you have if you'd like to PM me.P.S.Thanks for the positive review of our event @Tracy Z.

As you suggest lowering down payment to buy more properties is one way, although the downside is greater risk in event of down cycle and more time to manage required.  

Here are a few tips as you step out on your own: Attend local REI meetups and events in DFW to connect with other investors and contractors.