@Bryan Dorsey I think the 2% rule is a myth unless you want to play in class D neighborhoods. 

It says that in order to get ahead in the Real Estate game and be able to scale quicker than just by saving new deposits every time, you should look at paying no more than 70% what sold comps are going for - and that includes your anticipated rehab and holding costs before renting it out (or selling it).

Are there any other ways to find lenders at my stage in the game?

I know the smart answer, but the SFR plays to my "I wanna own a house and live in it" side.

So I'm basically new to the game - I've owned 2 properties for 7 years and been renting them, but they started out as properties I bought to live inNow I'm trying to diversify and invest in RE - but I work full time and don't know a ton about the financing sideI linked up w someone who's an active flipper in the area and discussed possibly partnering on a deal.

I spent 30+ years in Washington State and have had some involvement with DSHS (although not with housing).My advice to you: 1) Everything the state does takes three times as long as it should and three times as much paperwork as it should.  2)  You will probably have to attend some indoctrination -- I mean class -- either on-line or in person.  3) Your tenant will be endlessly "educated" on their rights and will have free legal representation. 4 ) Just when you think you know the rules and try to play by them, an administrator will come up with an "ETR" -- Exception to Rule. 

Joe Jackson I’m definitely all game in joint venturing with another investor like yourself.

@Ryan MattsonYou are ahead of the game.

Only play is APPRECIATION.   

I have been presented an opportunity to JV for 1 year with an experienced real estate investor with verifiable references and a proven track record. I have conducted my due diligence and found everything about this po...