Simple, good old fashioned networking.

It keeps my holding LLC from being declared a dealer if I do flips, and it lets me split off the rehab expenses in a controlled fashion so I can have a legit business to hang a solo 401k (that can invest in RE).

That they'll move in a timely fashion and not drag this out.

One of the folks on there just went out and did it in impressive fashion, may give you some ideas.  

The downside is that a good course of some sort will give it to you in an organized fashion where you'll actually have to make an effort to learn here.

We used to be 100% wholesale but we started selling on terms because we structured our notes in such a fashion we became whole on our investment quickly and gave the homeowner a good deal.We setup our's asking for a 20% down payment (which has been fairly easy to get) we give them a straight $500 a month P&I payment at 10% interest rate.

How do you get involved with investors that are willing to get you started in this fashion?

I did it the old fashioned slow way, saving up for a down payment on a SFH.My advice would be to talk to lenders in your area and get a ballpark figure of what you will need to bring to the closing table in your hypothetical deal. 

I own in an expensive area & buy in the same expensive area, done in a similar fashion as you Ross except owned in the cheaper outskirts area, have done well doing that, and have done not nearly as well buying cheap elsewhere, so I may be biased. 

Your contract may very well include language saying that you, as a buyer, have the obligation to provide the necessary information to your lender in a timely fashion in order to obtain the financing.