Although I've tried many methods, the one that has given me the most success is sending out blind offers to owners. 

Structuring a seller finance deal on a small MF property.

This outside investor doesn't want to loan on the properties but actually wants an equity stake.How could that be structured?

You might even want to structure in a bonus/penalty situation.

BRRR links below (definitely look at the articles published about this topic on bp)https://www.biggerpockets.com/forums/50/topics/430982-here-is-why-the-brrr-method-is-not-working-for-me?

I don't know what kind of deal she will come back with ($ wise), but does anyone have any advice on profit sharing, how to structure the deal, whether both of us should have an LLC set up, how money is spent, etc? 

As you can probably tell, networking is one of my primary methods of learning about the market here.I think I might stick to more of what the other options were, also mentioned by @David Fernandez and @Michael Garofalo.

Never take a chance on something like structure earth stability. 

In other words, the median family can't afford the median house in Cache Valley any more.Both methods converge on the conclusion that we are at or nearing the end of the run.

I'd like to dial in my execution of the BRRRR method.