How is title to the property arranged? 

You should learn how to be the one who can show folks how to get those better, safer returns with less volatility than the stock market.If you come from a large family or are fortunate enough to have a large social circle, that will be a good place to start once you've learned how.At this stage, learning should be your first and foremost goal.

My third attempt I only got to the pre approval stage before I was told by multiple lenders that I would not qualify.

It would probably be best for you to arrange for the title company upfront and pay a couple hours to a real estate attorney to make sure you've covered all your bases - probably cost you around $500 or so.

partnerships are rarely the appropriate arrangement. form anLLC that contains a push/pull buy sell clause that defines how the arrangement will be terminated.

@Kyle Anderson,That's my thought, but I have been managing my properties for over 8 years and am at a different stage of my life willing more to bet on myself. a while back realtors wouldn't speak with me either, but I can tell you its because the market here has made such a change they feel that they know what can be done and what cant.

I would need contracts to document our arrangements in case anything falls through, but I wanted to see if anyone has experience executing a flip this way. 

1.There is Way less competition2.There are almost 4 Millions Distressed Mortgages Across the USA .3.I Can Get These kind of deals way ahead REO stage.4.There are various exit strategies once you Buy them instead of just fix and flip them or Keep it as a rental.5.You Don't have to be Worried about the House itself, you bought a Mortgage.

Whatever arrangement takes place between the old and new tenant is irrelevant. 

If you arrange things in this manner, then a wife that is a high W2 earner could be a financial match made in heaven for a "real estate professional"!