If I do find a property, I prefer one that requires minimal to no work. 

If you find a home that meets these requirements on the Coast (cash flow positive with a 9% gross yield) you have an interesting opportunity.Best of luck, let me know if I can assist in any way.

Initially, I only had 1 company even respond to my request, the others we had to send in an online request and no one got back.

Also assuming the gym doesn't require a 12 month initiation, can always test it out and see the traction it's getting/how many people are checking in with it. 

2) the financial upside of a non-performing note going to performing (funds will tend to take this for themselves)3) to not have all my risk concentrated into a few investments Partials seemed like a good option with those three requirements but maybe I'm looking for too much.

@Jim Doyle- thanks   1) consider increasing the purchase price by the amount of the elec and roof  work that needs to be done  and then assist  seller with  getting the work  scheduled and completed  ( as this will be required to be donw before closing ) ..this way the  seller  is technically  paying for the  repairs  and they wont lose  any  proceeds ....they will pay a little  extra  wa state sale excise tax  but  that  wont amount to too much  2)  consider  putting less down  and using some of your funds to pay for  the repairs  ( or part of the repairs )   3)  consider using a rehab loan  4)  consider  keeping the price  where it is and asking for the sellers to complete  repairs  (  this likely wont happen)  5)  get roofer and contractor  estimates and get them  lined up to do the work asap  as it might takes  weeks to get this scheduled / done  6)  ask seller for  extension on closing date if the  work  will take  longer than 10 days ,,,Good luck

Sourcing off market deals yourself is going to require an investment...

Yes, absolutely require renter's insurance.

@Jim Miller Lenders tightened requirements and limited products since rates went up.

(Being that most apartment building in downtown lisbon are small and only need refurbishment on the inside no structural repairs needed).Which offer incredible yields both on a rental basis or from a fix & flip perspective.In my specific case I don’t have the required funds available to enter on my own and therefore am looking for seasoned investors who would be willing to enter on a partnership or joint venture to invest (all legal, with written contracts obviously).I have seen people with no money but the right skills and connections for the job be successful at it.