1031 exchange is a great option for upgrading - units, cashflow, class, location.

If you go the partner route just ensure there are clear expectations and you all agree on the exit plan options.

However, I figured if there was a good credit card with good cash back options, I may as well use that and then pay the bill in full each month while rehabbing.

One option - (looks like you've already taken this route) - Shack up with a local investor-minded realtor, they will be more than happy to set you up on a specific, filtered investment property drip campaign. 

There are more automation options, but those things help save me a lot of time.

@Evan Loader, I am guessing you have already explored the guests on podcast routes, as particularly within the BP "sphere of influence" that is the preferred marketing route, particularly for 506(b) operators.  

If you need an investor-friendly lender intro to go over your financing options, feel free to send me a PM.

I bring years of experience in the industry and specialize in helping busy professionals like you access institutional-grade real estate opportunities through our Strategic Real Estate Fund.Let's connect and explore how we can make your investment goals a reality.

Equity is a strong option that some investors would be willing to take.  

Pennsylvania specifically the Scranton area seems to have more options and the prices are better. looking to buy a multifamily for rent or even a flip depending on the numbers.