With this option , I always have cash available.  

I think both are good options and I'm very happy that I started using these online algorithm based studies. 

If you go the partner route just ensure there are clear expectations and you all agree on the exit plan options.

However, I figured if there was a good credit card with good cash back options, I may as well use that and then pay the bill in full each month while rehabbing.

One option - (looks like you've already taken this route) - Shack up with a local investor-minded realtor, they will be more than happy to set you up on a specific, filtered investment property drip campaign. 

There are more automation options, but those things help save me a lot of time.

Then when I have more buying power, and access to more funds down the road, thats when the magic numbers and true goals come into play. 

If you need an investor-friendly lender intro to go over your financing options, feel free to send me a PM.

I still plan on paying the monthly HOA required payment but I am not intending to pay thousands I had no decision-making power on.

Equity is a strong option that some investors would be willing to take.