Final would be completing the application with the City of Redlands or perhaps in some cases San Bernardino County, pay the required fees to related agencies and then play the waiting game for approval and assignment of new APN number. 

Typically the LP will want you to have some skin in the game.

The whole point of a down payment is that you have serious skin in the game and won’t walk away if things don’t go smoothly.  

Create investing games and simulations. 

I honestly would like to learn how to step up my game on this too.

They don't have a skin in the game.

At the same time you will be establishing a relationship with what could be some of the contractors you'll use in the future. 

I would do very careful due diligence and buy something already established as a vacation rental that has historical numbers for you to see. 

I do credit restoration too, but I won't do it unless you also allow me to establish a 2-year spending plan/budget.

I’m looking for someone who is a investor with rentals , someones ear to pick a little bit up the ups and downs of the game.