One method for ensuring there is active participation, is keeping monthly/weekly meeting minutes with partners on record.

Find the method that works best for you and use it daily to get new business.

This method will take the most effort on your part but will likely save you the most $$.

Every market is different, but I prefer this method in my market. 

Real estate has always interested me so it was a natural path to reaching those goals.Over the past month or so I've been binging the Rookie Real Estate podcasts and have dove into some reading as well, just trying to learn the steps in each part of the investment process.

students deserve nice places to live. we aren't trying to be slumlords but i do realize that students probably have slightly lower expectations than other types of tenants, so i feel we wont need to break the bank in the level of finishing details like we did on our own home but we will provide housing that is clean and safe and attractive. also thinking we can use some creative materials and methods to make the units party-proof. maybe we get lucky and find some long term professors or grad students and don't have to do annual turnover on every unit. even so, i budgeted 8% for property management after watching david greene's webinar yesterday.the heloc would allow for an easy down payment and a nice buffer for rehab, and i have 750+ credit score and good wage earning history, so i think a conventional loan should not be a problem to obtain. a cash out refi might be an option on the horizon if we decide to really crank a proper rehab but the units (from the pictures i saw) are livable as-is.should i be more specific here on the address/market to get better help?

You can do no money down deals in real estate by using creative financing methods.

Both properties I have put all of my own money into the down payment and closing costs but have been reading extensively on other methods since it's quite expensive to keep doing it this way.Well, that's the gist of it.

Again all of this land has been paid for, thus no bank loan pushing us.Lots2/3 do not have as good of a nature backdrop to them, but still great locations. 

Makes sense otherwise the court would be flooded with requests for probably as small as a $1 given the nature of this country!!!