This is the kind of thing the bank you keep all your operating funds in should be happy to help you with. 

To structure a partnership, consider forming an LLC where you handle property management, renovations, and operations, while the investor provides the down payment.

You better reach out to them days before the auction and give them a simple choice: allow foreclosure sale  to occur or allow you to take it over from them, with equity justifying your purchase.    

I have some flexibility but rely heavily on my team for admin work and the day-to-day operations of property management.

There's a ton of blue collar and healthcare jobs that are providing a tenant demand for houses in that rent range, and more to come with Blue Oval City expecting to be operable in late 2027. 

I'll keep this short and simple.

They perhaps can build cheaper than you can, finance cheaper, operate cheaper and to get it leased up, offer things like 1-2-3 months free rent. 

Well, it is a simple comparison that makes sense.

I think some min level of regulation benefits everyone, including wholesalers who currently operate in no man's land. 

I feel like it's a space where great operators can really clean up, since the bar is set really low, in my experience at least.