Based on what I learned, I did not pull the trigger and invest anywhere out of state.One thing I learned, was when locals learn you are from California, the price seems to go up.

Bridge loan too expensive.any creative ways i can enter a partnership, make repair and be added to the mortgage with refinance?

However, the administrative cost to individuals could be prohibitive if say the fund/partnership invests in multiple states and puts the onus on its partners to take responsibility for deciding whether they want to file in all the states notwithstanding the obligation to do so.

That would weed out all who don't want to be bothered and those who would be inviting to the potential business partnership.

What type of entity should I use, i.e. family partnership, llc?

This way, when a deal did come available, I would be ready to pull the trigger extremely quick.

My brother and I (he is also an investor) partnered one a house one time,,,it didn't take long for us to realize if we were to remain friendly the partnership had to go.....he bought me out and we never mention that house,,,,things go much smoother that wayandy

I would consider trying to work out a partnership agreement in that you split any profit you can get above and beyond $1.8 million with you aggressively contacting the developers in your area etc.One thing to note though is a property like this sounds like any developer would want significant surveys, environmental studies, etc in advance of closing a purchase which might limit what can be done in 90 days.Hopefully others jump in to help you out

I want to just pull the trigger on a good deal, manage the risk and perhaps succeed and not regret never trying, but in light of their situation i get the sense its emotionally a bad time but financially a good one for me.

I think in a lot of areas, the MLS no longer has a lot of great deals... you'll need to pull that trigger on your own marketing and/or networking with other investors.