With this option , I always have cash available.  

Sold price above list price over 200k is normal again.I am considering putting a house in South San Francisco onto market recently.

1031 exchange is a great option for upgrading - units, cashflow, class, location.

If you go the partner route just ensure there are clear expectations and you all agree on the exit plan options.

One option - (looks like you've already taken this route) - Shack up with a local investor-minded realtor, they will be more than happy to set you up on a specific, filtered investment property drip campaign. 

However, I figured if there was a good credit card with good cash back options, I may as well use that and then pay the bill in full each month while rehabbing.

There are more automation options, but those things help save me a lot of time.

If you need an investor-friendly lender intro to go over your financing options, feel free to send me a PM.

Equity is a strong option that some investors would be willing to take.  

Pennsylvania specifically the Scranton area seems to have more options and the prices are better. looking to buy a multifamily for rent or even a flip depending on the numbers.