Next form a team and that is done by the networking that you do at the meetup groups and reia's. 

the problem you will face with a PO box is that when you will want to form a LLC you cannot use a PO box address in the formation or for the IRS. your best bet is to go to a mailbox center such as the UPS store or the like, due to they are set up as actual address not PO boxes.

2) Option 2: We form a JV between our existing LLC and the investor.

I'd love to see your excel form as well.

Cost analysis (purchase price, firm rehab costs, after rehab value, pro forma including buy and hold, buy and flip, lease option, land contract, etc.)   

But why not form a partnership that enables you to wholesale your own deals and split the profits 50-50?

Is the $84,000 based off actual numbers or is it based on rents and occupancy that the buyer believes is obtainable with a new owner (pro-forma rents)? 

For instance many of my clients have money but need help understanding how it all works so I spend a bunch of time educating them and we form a relationship going forward.The bigger firms tend to set up broker/agent teams and they push listings from large corp. clients.

The link to "Building a Pro Forma:..."

I own several C properties and the real numbers are of course not as good as the pro formas but still good enough.