I use Joint Ventures when needed, but self owned is best.

Do a Joint Venture with a cash investor (family, friends, etc)

Consider a joint venture property by property instead of an all out partnership...or a partnership with a VERY clear operating agreement that spells out how to operate as well as how to dissolve. 

When laying new floor we had to use concrete auto-leveler over an expansion join as one joint was slightly higher than the other.

They might have lower fees due to inferior tools or abilities. ( Talking in generalities and not this specific situation.)I do not look for cheap I look for VALUE.

The joints with the $18 cocktails didn’t do as well. 

Your MIL might consider a tightly structured Joint Venture with a local developer as an alternative.

Once I had a joint venture set up with an experienced flipper, I knew I was ready.

We refuse to put out an inferior product.

@Huso AkaratovicYou may be eligible to exclude up-to $250,000(if not joint - otherwise its $500,000) of the gain if you lived in the house for 2 out of the last 5 years via section 121 exclusion.I wouldn't wait till the very end because you have to factor in the time it takes to find a seller and close on the property.