If you personally have the resources and experience to make the deal happen regardless of the money partner's contribution, then a deal where the money partner who contributes 90% of the total capital is limited to debt investor status is certainly possible. 

I also believe that sales people or those pumping status as a business ploy are a bit naive and just want the status.

Your area is so hot right now, I am seeing many owners sell by simply posting to their  Facebook, and posting on nextdoor and zillow.  

I found this house by putting a post on a facebook "social site" and had motivated seller contact me.

Lastly, building a good reputation online, such as here on BP, facebook, instagram, Linked in, etc is a great place to start.

I do the same as the previous poster, but also: - Facebook!

You can find them through REI meetups, Facebook groups, craigslist etc. 

Sad to say at this point in the game she won't be needing this house that, like I said, I have spent thousands of hours and dollars last year; getting back to livable status last year.

You can also search meetup.com or search facebook for investor groups in your city.

I should add that I support the changes that should result in increased supply - they are good for our community and necessary for investor's long term success here (though the previous status quo has been a HUGE benefit to investors over the past 7 years).