Here it is in a nutshell:He puts up all the money to buy the property in cash and fund any repairs (in this example we'll use $50,000)His wife (a real estate agent) helps find the deal and does the bookkeepingWe split any renovation work not done by a contractor 50/50I am responsible for paying him back $25k, which would come from my half of any cash flow. 

No need to give half the profit away just to get a loan.

Do property values get cut in half?

Now it is easier to find good tenants by getting a report on them, a good lease, a month a half security and a landlord/tenant attorney.

I'd rather learn that now vs half way through the job. 

I ended up getting busted for work without permits delayed the project about another month and a half.

When I call them on it I've seen the price literally drop as much as half.

Finishing a property half way between flip and rent doesn't work, it has to be fully one direction or the other to be successful.  

Very teachable, willing to learn, and go the extra mile to create a better future for my daughters.

But putting down the vinyl planks i was planning on putting down in the living room would take half a day at least.