Looking to connect the dots because I have several cash buyers lined up and *potentially* motivated buyers, so this is the critical piece of the puzzle to determine their levels of motivation and viability of making that cash offer on the property to get things started.I have several exit strategies from assignment, to back-to-back closes, to a cash purchase and flip, so again please feel free to help me zero in on getting in front of these homeowners in the most efficient way(s) possible!

I'm a bit puzzled regarding the math of having a conventional mortgage and being upside down by 10-20k, but she admits to not understanding the process well and might just be a little confused on the terminology.  

First piece of the puzzle for you is getting ahold of some working capital.

The realtor looked puzzled when I was looking to get the property under contract.

Housing, IMHO, is only one small piece of the puzzle here.

What makes a partnership work, is when the puzzles pieces formed by all of the above come together to form the picture that is the partnership.Now, the most important thing, all partnerships are different because all partnerships are based on different properties, in different markets, with different partners, with different desired returns and participation for earning those returns.So, like I said in the beginning, your answer was the statement you made right before you asked the question.

Also, that I already have most of the puzzle pieces needed to be successful in real estate investing.

One letter is just a piece to the puzzle to sell ourselves.Frank 

After you learn those fundamentals things will come together for you and the puzzle will be much easier to put together.Good luck! 

It's all about putting together the puzzle pieces I think.