He eats with them, visits, but only stays the night occasionally.

I have significant experience in the syndication space (my old job as Director of Acquisitions), but have never had to raise earnest money and/or do a JV.

Our goal is to eventually create enough monthly cash flow through rental properties to quite our jobs so we can travel and enjoy time with friends and family.  

I do know a good bit about development because my father has done several sub-divisions on his own over his life as well as my professional job as an architect gives me a very unique perspective and knowledge base that most people in REI will never have.

A marginally a-float blue collar worker, with a family, at least one job does not have the time, focus or financials to maintain or especially remodel a home (work for equity).The long a go Gurus touting the virtues of buying super cheap junkers, with zero rehab advertise rent to own, or directly into Contract for Deed, zero rehab, put folks into those homes. 

Should I pass and get a day job or search for the $25k and go for gold? 

Anyway, i work a crummy dead end job, and have no formal education after high school.

I use 3% vacancy, 5% capex, 5% maintenance for this particular property (*Full Disclosure: my day job pays my bills, so in reality I'm setting aside 100% of cash flow, but some of that money will also go towards more purchases).

I have an honest question about what option should I use to buy my 1st investment property.I just started my new job 3 months ago and I have a good credit history.

We're doing pretty well and approaching our primary financial goals, to walk away from our W2 jobs and focus solely on real estate.