Therefore you need to put down more money, use existing debt (sub-to), get the seller to finance some or all of the property to you, increase revenue (ADU, short/mid-term rentals, etc.) or some combination of all 3. 

As an example, How do you sign the lease, serve notices, or even make oral agreements? 

Can I or should I include some or all that on the listing to cut down on people contacting me who don't meet the standards anyway?

You can also choose to some short term "flips" and buy rentals with more or all cash, to reduce your liabilites and risk, but then you don't get the benefit of leverage.

You will then have equity and cash flow then were that gets boring and you are looking for larger investments, you can sell one at a time or all 4 at once to buy an apartment building.

You earned 64,000 while your friend is "negative" 67,000 or all the money from the purchase and the rehab went back to him and you split what was left?

@Michael Charles Go find a great deal and you'll be on your way to a track record.If you want oral commitments prior to finding the deal, you can put together a "hypothetical deal," using the BP calculator.

If the property you trying to buy has some or all the above it's probably worth it.

Then I refinance part or all of my money back out using a portfolio lender.

Get another seller or lender or contractor, or all 3.