Most subs that will do labor only are hungry to eat and might pull off the job because they can't make money.To your main question a jv might be a good idea.

Probably by reading all this about me you know already my MAIN GOAL, but here is what my thought process is, how I will get there, first I broke my goal in small goals:first goal - to drop all my bills to zero and buy my first property to generate my monthly rentsecond goal - to buy enough properties to generate a cash flow to match my yearly income third goal -  to go full time real estate and close as many deals I can in order to provide for my family  a better life now at the end I just want to THANK YOU JOSH AND BRANDON  for what you guys doing and to all BP family , happy to be here and looking forward to my learning process

Hello everyone,I'm full time investor in NYC, focusing mainly on the pre foreclosure market.

What they do have to be is targeted and show the benefit of using you to the investor.

Mine was a flip turn key property so with these new lower sales and the quicker relocation than I was expecting I would lose 15k just on sale price plus have to take a huge credit hit and lose my VA benefits.

Have a pre-approval loan letter handy that states how long it will take to close it and a maximum amount that you qualified for.Just try to stay as close as you can afford stay as close to the main city that you can.  

I would also bet that if the investor is buying all cash that his risk profile / tolerance is lower o/w he would be including leverage and hence, appreciation is nice to have but not the main objective.  

That being said I don't recommend your method mainly because it could be seen as taking propriety property. 

My main question is, the two properties I am looking at are fixer uppers, at least 40k will be needed.

The main reason that I left the industry and decided to come out on my own is I wanted to take back control of my own destiny and to build the thing that my family and I will owned.