I would never consider it with a non family member but if there was a way that I could cross Ts and dot Is and watch out for us both and just alleviate any headaches over who’s responsible for what

I even drove cross county out to Ohio, Missouri, Indiana, etc.

If you own other properties and want to leverage out, you could look into doing a cross collateralized hard money loan.

@Jonathan Greene okay thank you !

Then, I found Brandon Turner's book on Rental Properties and David Greene's BRRR Book.

Your partner could educate you about that (assuming he's knowledgeable himself) but I would cross check what he tells you given that he seems to have a vested interest in having you to invest.4.

I know that in Indiana, buying cheap houses, demoing them, and building fresh is a solid strategy for flipping but having seen the list of permits required up there vs down here, I would advise to make sure that you have all your t's crossed and i's dotted. 

Earlier this year we were crossing 13 SFHs and were chugging along with mostly commercial loans because conventional options were no longer available (conventional terms are much better than commercial).

I heard David Green mention recently that a ton of his deals came from turning single family into duplexes.

If you haven't already read David Greene's book on investing out of state, I would start there.