Hi @David KernerI coach creative financing which includes sub2, wraps, lease purchase, lease options, joint ventures with sellers on minor rehabs and more.Google "Brian Gibbons creative financing biggerpockets"

Thank you for your advice and your genuine desire to help others.

Thanks to everyone for all the responses, and its not so much a tale of complaining, but more genuine curiosity about what others feel works in our market.  

One thing I've noticed across the real estate community is that even though its pretty competitive, is that everyone is very helpful and genuinely excited about the success of others.  

````````````````````````````````````````````````````````````Garn St Germaine(d) Exemption of specified transfers or dispositions With respect to a real property loan secured by a lien on residential real property containing less than five dwelling units, including a lien on the stock allocated to a dwelling unit in a cooperative housing corporation, or on a residential manufactured home, a lender may not exercise its option pursuant to a due-on-sale clause upon— (1) the creation of a lien or other encumbrance subordinate to the lender’s security instrument which does not relate to a transfer of rights of occupancy in the property; (2) the creation of a purchase money security interest for household appliances; (3) a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety; (4) the granting of a leasehold interest of three years or less not containing an option to purchase; (5) a transfer to a relative resulting from the death of a borrower; (6) a transfer where the spouse or children of the borrower become an owner of the property; (7) a transfer resulting from a decree of a dissolution of marriage, legal separation agreement, or from an incidental property settlement agreement, by which the spouse of the borrower becomes an owner of the property; (8) a transfer into an inter vivos trust in which the borrower is and remains a beneficiary and which does not relate to a transfer of rights of occupancy in the property; or (9) any other transfer or disposition described in regulations prescribed by the Federal Home Loan Bank Board.

Just want to talk some more  real estate or maybe a Joint Venture lets see what happens.

Joints are too tight to get grout into the them to seal them up. 

It might be a good idea to joint venture on your first deal if you don't find a mentor in time.

If you're looking to transition over to multi-family buy-hold, you'll definitely be in good company and there are a number of investors on the forum whom you could contact about possible joint-venture opportunities or advice.Hope to see you at one of the meet-ups soon, there is one happening in Lakewood tonight at 7:00pm, contact @Kevin Carbon for further details.

Being able to search the streets for properties, follow up buyers, sellers, agents, etc...Time is an asset that any partner in a Joint Venture would appreciate since one person can't always do it all.