I talked through an offer with him, he spoke with the seller and found out if it would.

I will say that if I found that deal in my market, I'd jump all over it.

It includes the common repairs we have found -- fist holes, broken bi-fold closet doors, trash left in units (we charge for dump runs).Some localities do not allow LLs to charge for their own labor, some do.  

I found a foreclosure here in Virginia that they had listed.

So if I offered someone 2nd position to cover the down payment and found someone else to fund the rehab, how would that be structured?  

I found out the 2 bedroom unit was only rented for $725/month not $755 Anyway the tenant gave me notice that they were vacating on Dec 15 2018 I figured.....okay, I  can raise the rent.

I've found the sweet spot is around $800-1050.

During our initial walk-thru the house, it had a HORRIBLE smell in the kitchen, an equally horrible smell in the family room (pet urine), and we found that the kitchen drawers and cabinets were infested with bugs - we had no idea what they were. 

I’ve found being in a mastermind of like minded individuals helps me excel more as everyone in the group encourages and wants me to succeed. 

That's how I found my group.