You cheerfully perform all tasks, proactively look for ways to help, and passionately learn as you go.  

@Michael Haynes who in their right mind would invest in mutual funds that have high performing fees and fail to be the market over any sustained period of time.

The options I see are: (1) buying cheap and eventually finding portfolio lending once I hit 10 loans, (2) buy more expensive properties but make sure to always hit my desired COC percent, 1031 when necessary, and hope to find 10 high performing properties that cash flow at ~$6,500/month, (3) sell the bulk of my assets and find an apartment building once I've gotten enough equity/experience to qualify for a commercial loan.

If so, in section #8 where it says Failure to Perform, you would be entitled to the holding deposit if you explained to the tenant it would take 30 days to be approved by the HOA and they withdrew or terminated early.

I would take your $10,000 and buy into a syndicated deal or invest in performing notes through a broker here on BP just as a way to get return and build up what you have. 

I found some nice ones so nice and so cheap and I know I can make $10,000.00 a week but I need a full time partner to be able to perform my advantage is that any construction materials I can get am for half of the price and most of the time almost for nothing and I am a subcontractor with tools and transportation and lots of experience in remodeling.

Example side jobs include.....driving a limo, acting a role in a movie, substitute teaching a class, performing in a sales role, and creating something and selling it.Ironically some people are born managers.

Yes, you should purchase a property for its current market value based on the property's current performance not the intrinsic value, in my opinion.

Does it largely depend on how well my current properties are performing?

No real construction ability.Partner two is cash poor, fantastic W2 and has contracting ability to perform flip with desire to buy and hold.Am I all messed up here or could it work out like this:Partner one finances down payment and both get leverage.