Right now he is negatively cash flowing so the prospects of him still having a stake AND positively cash flowing should be attractive.  

You can pickup new starter homes in mix white/blue collar emerging neighborhoods in southern states like Tennessee for under $200k that will attract high income tenants. 

I have a great deal so how can I attract  a partner to help with monthly payments and closing cost, I have been approved for a new construction loan but I am shy of $50,000 for the closing, how can I fund this deal for a partner to cover monthly payment and the closing cost 

I'm in the midst of learning more about them so I can craft an attractive offer.

But he also does what you probably need to do he upgrades the units.. he like's his property to be very well maintained and attract best tenants other than other landlords that just do the minimum and usually attract lessor tenants..

What does the tenant that you are trying to attract look like?

@Joe Kim I know the appreciation factor can be quite attractive to you folks in the California market, haha.

The thing that attracted me to the real estate business is this: it's not personal, it's just a house.

The idea of not just starting my portfolio but kicking it into high gear was attractive to me.  

First of all, there's that huge attraction - simply put, being a real estate investor is sexy.