We business partner and I started at the end of 2018, began with Drive 4 Dollars looking for distressed properties with potential and we actually found an owner who was very interested in our first drive - that deal was our first ever and only ever started on October 2019...a lot of back and forth, a death and renegotiation took place over period.

Be aware of that syndications where you are a limited partner do not count.

I have an idea of taking cash out refinance with VA loan (partner has benefit) and rates look to be 5.75% on primary home (owned free & clear).

Nevada is landlord friendly, low property taxes, and strong job and population growth.

However, I would strongly suggest you do not extend $125,000 here.

Owners with strong operating histories encountered buyers looking for distress, and neither side was willing to give.

Our biggest issue is lack of affordable housing and lack of inventory in general, which of course creates strong demand/ low vacancy and high rent and price appreciation. 

Then there would also be something about the original closing attorney E & O insurance, except that that attorney filed bankruptcy, due to one of their partners embezzling funds.......I might try to find out who now has the files - bankruptcy trustee - and whether they have access to those closing files and see whether there's a water lien query in the file, which was answered with 'no outstanding water bills' from the water company

I'm interested in partnering with someone who has experience in a few fix and flip projects in Florida.

So, if you're dealing with flaky sellers or shady partners looking for quick wins, it's wise to heed the OPs words.