Hey @Robert Carroll I am a local realtor here in Sacramento & can assist you to find something with respect to your ROI and cash flow!

Learning to respect our time and setting that expectation up front with potential clients is a must.

@Adam Dylik  I can respect that your grandmother does not want to sign off on a cash out refinance of the property, but how is cross collateralizing and putting a lien on the property any different than taking the money out? 

In general respect your investor's money, be transparent, and be in control of the project.

How does the market look in these towns with respect to getting quality tenants.

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/blog/The site has quite a few tools that can be helpful for new members.

Respectfully,Ken

With all due respect, your post isn't likely to attract many serious partners.  

However, the call is yours to make.You can take some steps to protect yourself:- Shop around for a home warranty provider who will cover all the units and their respective appliances and key things such as the furnace/AC unit.

If someone has a perfect home and they get an offer like that you'll be laughed out of town.  70% is respectable in many places but not everywhere and without seeing the property is again going to lose you some sellers.