I'm looking for a book that covers topics on how to locate the best properties to flip, how to maximize your profit from specific renos, how to market your properties yourself, and basically a top to bottom strategic guide on flipping properties.

Often you can get a ballpark number from a contractor giving him basic details of what you want done including things like how much square footage you are talking about, quality of materials, and any other important details for a particular project.

Is this basically a no-go for most rehabbers or is it something that you would consider if the price is right?

I am interested in your concept of a REIT or investment group in HI.

Basically, I would find them a lessee for a small fee.

Do some basic analysis (rent for the market and/or ARV) and if it looks like a deal then offer it to your investors for a finder's fee.

But the hard part is I want to live in a nice area and nice areas tend to be much harder to get positive cash flow (assuming I imagine I'm paying myself normalized rent prices for that area).If cash flow is so important, which it is to me since I'm basically trying to build up capital for future investments, maybe it's better if I rent some place cheap with friends and buy a less expensive property in an area I don't want to live (really south when I'm trying to stay closer north).

Basically I was hoping for a little input on if making a LLC for my partner and I is the best route, or is there a better alternative?

after that's out of the way, i'd like to jump back into the REI educational process and start buying more for the return/income stream.Can someone point me to a forum or a book to read that can help me with such a basic transaction?

These investors are just buying word of mouth/street talk "Want to sell" "We're buying" basically.