I think to be successful I would need to barrow cash otherwise I won't be able to do anything until my flip is sold, my goal is to work on my rehab while looking for deals.

The end state is when I have the ability to be an involved parent to my girls as well as feel successful and prosperous in my career.

Now they will consider less than two years with some evidence that the business will/continue to be successful i.e. you're in the same industry you were in previously, you bought a thriving business with an existing cutomer base etc..

And I have successfully done that.

I recently looked into teaming with another successful, but still fairly small - about the same size we are but more active than we are, San Diego BP investor on a mixed use purchase.  

Until you have your own success with investing it is highly unliley you will attract any partnership.

And by all means check out the PM, because that element is going to be critical to your long term success on the investment. 

REI is like anything else in life IMO there are no magic pills & no shortcuts there is success to be had and wealth to be built but it typically doesn't happen overnight and isn't sold at a conference or on an infomercial for $99.95.

There are many components to successful acquisitions, similarity, composition, how to value, value-add and other. 

Some food for thought, most successful wholesalers find deals direct from sellers where agents are not involved, most of them do some type of consistent marketing, to find deal leads and most have buyers lists of approved all cash buyers to take them down.