And if you go under contract as an individual, can you then JV with another investor or is it too late?

This is a fine needle to thread because at this size, you very quickly start competing with high net worth individuals who are seeking summer homes. 

to BRRRR something, you need a goldilocks property - something distressed enough that it can be bought substantially below market, but not so distressed that it can't be repaired. 

What I think is virtually certain, property insurance in California is going to go up substantially over the next few years.  

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

You can run one-off searches for phone numbers and email addresses, and they often have promos for new users.Spokeo for Professionals: While not specifically real estate-focused, it’s a reliable option for finding contact info for individual property owners, especially for one-off searches.Forewarn: This is great for verifying contact details and gives a bit more intel on leads.

I reached out to the individual marketing the deal to schedule a property viewing, but they’re asking for proof of funds (which I expected) and a signed purchase agreement or LOI.Is this normal?

Does anyone know if this individual needs to be a W2 or can I hire on a 1099?

I would echo this, it is a great REIA and the best place to find local, like-minded individuals and resources. 

By 2030, we want to have grown a portfolio of over 100 units, created a property management company that manages an additional 100-200 units, and, finally (and most importantly), we will have established a non-profit that is focused on quality, affordable housing that specializes in providing housing and resources at/on the "services cliff" alongside financial counseling and first-time home buyer education in our target area.Our target area is the Springfield, MA and Hartford, CT areas with dreams to expand to Central Massachusetts (Worcester, MA), Southern New Hampshire (Nashua, NH), and Southern Connecticut (New Haven, CT).Would love to meet up with likeminded individuals in our area!