@Dan Campbell - you can say that we on a growth trajectory right now, to say the least.  

Experienced investors will want to help you if you show initiative, drive, and genuine interest.

Maybe I'll run down and do a drive-by, just to see how rough it is or isn't.I kinda like the idea of plunking down $21K on this, cash - no hard money or anything. 

I have a background in many fields ranging from customer service to truck driving and from masonry to being a licensed nurse.  

might be a little tougher to find a multi and drive time would be 20 to 30 minutes but major traffic not as bad. 

You never want to be in a general partnership because it means that you are liable for anything that your partner does.If your partner gets into a car accident while driving towards your deal, you can be sued personally. 

I know Penn Fed does them up to 80% LTV on rentals with no closing costs and just a drive by appraisal. 

I also plan on driving for dollars all day tomorrow. 

It is amazing at the growth that has taken place here in WW due to the wine industry alone! 

This house is about 8-10mins drive from my in-laws house and they will be in charge with overseeing the rehab process.