(While we're making wishes, why don't I throw a winning lotto ticket in there).

Single family homes are actually a better bet most of the time in this market. 

I am a licensed HML here in Oregon  that requires a NMLS license however don't owner occ as the liability and the extra paper work are not worth it.Credit union I bet will help you with  free and clear home

I invest in tax deed properties in Ohio, which has a slightly unusual system in that if you 'win' a property at auction, you only have to pay a deposit on the day (usually around 10%), and the full amount is not due until the sale is confirmed by the court (ohio is a judicial state), which is usually a few weeks later.This is sort of like having a property 'under contract', when you would normally go off and try to get funding for the rehab / a buyer etc.

Since he is also contributing financially, it could be a win win situation for both of you.  

You could pick a winning property and still show a loss in your local currency once you covert the profits back.

@Russ Swan your best bet is to use yellowletters.com or listsource.com to help with your mailings you might can partner with someone in your area to do mailings as wellgood luck

@Clay Smith I agree Kelly, house hacking is going to be my best bet to leverage OPM and get the experience to better manage and vet tenants.

This must be a win-win because there is no reason for a successful investor to take A LOT of time from his very busy business to help without building a great partnership.

If your one lender bets wrong on the direction of rates or underwrites a large non-performing portfolio they could get a hair and start doing weird things.