You could structure a profit split or equity share where you handle project execution while they bring the funding.

I've had positive experiences with IPX as a qualified intermediary.

If you're open to expanding your search, I also recommend checking Columbus OH - lots of deals that still bring positive cash flow and great appreciation potential.

Same thing with any investor you get in bed with.With time you can work some equity into those rentals and when interest rates come down you will be in a better spot to sell a couple SFHs.   

The store sales are very strong may sound like positive but not until you answer the following questions:When was the store built?

Do you have equity? 

Hi Warren,  I've only heard positive reviews about M&M but have not personally used them.  

If so that will give you equity and some ownership stake?

When we present a Subto for investors to buy, it has to have enough meat on the bone, all said and done, that the investor will still have equity and the property will cash flow.For instance, I have one I'm working right now, that has a high entry, because the seller wants some cash out to himself, but even with that, the buyer will wind up with $50,000 in equity.

Actually, the way you describe SubTo can be called "equity skimming".