I find that I don't sleep as well with these kinds of deals.Bill

I am looking out for options to join of one of my friend as a silent/sleeping partner for rental property.if he provides the initial investment for mortgage down payment and i take care of complete work what should the sharing ratios.

If you don't hear back in a day or so I'd call back.Lastly if you get them and decide it is worth checking out do that and you can say that before making an offer you want to look at it again with your contractor to get an estimate for any work you want to do, but say that this is in lieu of a formal inspection and you offer will waive the inspection (assuming going through with a contractor is good enough for you to waive a regular inspection).  

Yet in my area people regularly say and EMD is required.

Attorneys who work with private lenders regularly are very familiar with all the requirements of the state in question, plus the usury laws, reporting requirements, etc.  

Just a thought, particularly since most of those scary people in the war zone areas have weapons of their own...and use them regularly!

Welcome to BP @Erin Swann  You might want to start with the BWI meetup group next Wednesday in Columbia. a lot of members here show up regularly. 

@Curt Davis   Who do you go to for the refi, credit union, regular bank, any conventional lender?

But if you don't plan to have someone checking on the property regularly then you should have a "trusted" contractor meet the locksmith to screw 1st floor windows shut and lock them, and secure back door with wood stud(s).

Banks and brokers regularly try to sell their unsecured debt to the unknowing.With an interest in notes, you both might consider buying an HP10bll calculator and a copy of "Invest in Debt," by Jimmy Napier.