Start generating leads, then hand a stack of them to your prospective partner.

From there if you can raise rents 2% per year (or bill back for utilities and/or generate other income) and expenses are held in line by year five your cash flow should look like this:Rents and GOI are up 10%, Taxes and Insurance bumped to show expenses up 11% and NOI up 9%.

No verbal exchange is necessary and it should be avoided in my opinion because it can generate arguments and conflict.

You should be able to easily generate 10% annually by lending your money out or purchasing some type of note (there are a lot of options). 

Haven't you heard that women of our generation are out earning our male counterparts? 

I am having trouble finding an efficient say to generate solid leads.

We're debating flipping to try and generate the cash to purchase the properties we'd like to hold.  

In order to find (and successfully close on) a deal that is worth both your time and effort, and money, as an investor, you probably will need to generate enough leads: Talk to enough motivated sellers, estate attorneys/ bank REO reps in your target area, to see if there are motivated enough sellers for you to talk to. 

This way you can generate revenue monthly to pay bills and live while working on the project.

Hope it helps.http://www.biggerpockets.com/blogs/3103/blog_posts/39826-my-guide-to-building-an-online-lead-generating-website