It won't fall in your lap, it takes sweat, tears, and maybe a little blood.  

I'm starting to assign contracts but i would like to involve myself with flips also using sweat equity.  

Cash flow is an important thing, but it is not the only thing ... focus on the total return of the investment (cash flow + appreciation) and learn to get value add forced appreciation through sweat and skill rather than relying solely on market appreciation through luck and speculation, which you may end up getting as well.

And, since I do all my own rehab work, how much blood, sweat and tears are in the property.

I am seeking JV deals where the private lender puts up the capital and I put in to 'sweat equity'.  

I'm one of those oddballs that gets a kick out of hard work and sweat equity.  

I spent the next four years sinking every dollar I had and could borrow into the house and building sweat equity.

With our blood, sweat and tears, our main strategy will focus on raising capital by way of retirement account holders and purchasing investment property through a joint-venture agreement.

This way, when I move out, I can get more rent/unit and put sweat equity into the house.

Hmm, let’s see….symptoms: Shakes Chills Sweats Blurry Vision Cramps Blah feelingYup, the Bigger Pockets site is down!