Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

Preferably out of my rental.

Your results will most likely depend on the niche or micro niche you target and your proposed campaign.

@James Wise Would prefer a MFH, but I keep going back and forth.

Let me know how to become a preferred broker.

Ikea appeals to a certain niche.

What I really need is a partner to join me...should I just say that I would prefer that?

I specialize in Student Housing and own a couple of houses near a local university.I came to this site (and others) to find some information on best practices for my niche as well as try and find some information on different RE opportunities.

I prefer new construction or only 1-3 years new.

It's a niche that has been touched on before, but not fully developed to its potential, as far as I can see.