Besides Cobbs Creek - what areas would you suggest based on the information I gave above?

Based on everything I have ever read, replacing a garage door is the #1 ROI you can make; something like 168% ROI.

Typically you do not need to do it as a double closing, you can do it in one closing you just need to communicate with the owner of the property during that time. 

I haven't yet, but my next deal, I think I will get my investors a wood etching of their home (based on the photography) and maybe "My First Flip" or maybe the sale $ or something investor-y.

He was decidedly more excited about that idea.In terms of money, my initial thoughts were that the equity in the property would change over time as individuals contributed more throughout months/years until an agreed amount of parity was reached based on whatever the property called for: i.e. everyone owning a 2bed/2bath had contributed the same amount of capital, that sort of thing.

In my experience, once it gets to the no communication stage it usually never works out

A 100% equity property is nothing more than a trophy, with the cost to buy it based on how much cash you put into it. 

I had never been to her property, all communication between was initiated by her, and I knew it was just a legal method of delaying her eviction.

However, as a high earner, you might be subject to the Social Security tax wage base limit, which is $147,000 (as of 2022).

Based on Noi/Piti derived from the 30 year amortization?