You can meet local investors by registering to attend real estate events in your area: https://www.biggerpockets.com/forums/521-events-and-happenings6.

I've been meeting all of my goals by being very active with my listings. 

My biggest piece of advice would be to find someone who is in the position you would want to be in 10, 15, or 20 years and meet for coffee.

For the son to qualify for the $250k exclusion, I believe he would most likely need to meet the ownership and use test, meaning he needs to own and live in the home as his primary residence for at least two of the last five years before the sale.

There are so many shady sellers out there that you meet online, so it's nice to work with folks who will shoot you straight.

A lot of private or hard money lenders won’t mind if you live in the property while you’re fixing it up, as long as you meet their terms.

The hard part on every fix and flip is to find a property with enough meet on the bone to make a good profit.

. :-)I agree though - get them involved in a real way (having them help write/advise/ formulate the goals) this will get into their heads faster than just plain talk.I would add this: maybe for the second 'meeting', go on a Field Trip!

I highly recommend finding a broker and have them find a policy that meets your specific requirements.

You should come to one of the Lynchburg meet ups, the next one we are touring a flip.