Really, they are just going out of their way to circumvent long established laws that regulate the real estate industry.  

@Billie Jo this was more about creating a management co to receive "management fees" that would be established as a S-corp for purposes of employing me and some family members that help me with the business so i could write off employer's portion of FICA taxes and have an ability to purchase group health insurance through the business. my properties are set up in regular LLCs that pass income to me personally as S-corps have double taxation. at least it was my understanding of the tax side.  

I am not sure I have currently have a lot to offer in my current position, but I was wondering what the financial partners are looking for.Is it the partnerships that come first or the deals?

Build some rapport, establish the seller's motivations for selling and that will tell you what type of transaction they would be most open to. 

Thanks @Brittaney Woods and @Erick Burgos, ill continue to do more research and confer with a mentor I've established in the Nashville area.

I'm looking to establish a network in these areas.

As per our other posts you've already established a LLC in both TN and KY (great if you have a lot of assets to protect, not really necessary just starting out).

We're about 40 minutes from Chicago and we have a lot to offer.

@Mike Cumbie I have established a routine for myself, every I go on the MLS (realtor.com,trulia, zillow, redfin) pick a few properties for analysis, go to the town assesors site to check on taxes, using google map to look at neighborhood etc. once I find something that meets my criteria I send it to my realtor to make an offer. 

@Vickiel WoodardFirst, congratulations on taking some VERY positive steps under difficult personal situation.I would guess from your post that you have some expenses to incur for repair, rehab and carrying costs, before you begin receiving income.If your intent is to hold as rentals for good cash flow, a fix n flip type lender (where most SFR investor lending is available), will probably not be interested unless they believe you plan to sell after rehab.As you stated, you won't qualify for a conventional or institutional loan, not only because of credit but also because of loan size.The suggestions made by posters so far are some version of(1) sell as is one, two, or all(2) sell one and use proceeds to fix up other twoNot bad advice, depending on your goals.These lower end houses will sell for a VERY low price in relation to their rental income because (1) tenant types will most likely be a problem or at least be high maintenance, i.e. chasing them for rent, high turnover, life crisis, employment problems, etc, and (2) unless area undergoes gentrification price increases will be non existent (3) effective outside property management is probably not available.So, if you are able and willing to manage the property and tenants yourself, keeping the properties as cash flow rentals can be a VERY lucrative activity.I would find an experienced contractor, and talk him into either (1) partnering with you by providing his services as a contribution for buying an equity interest in the houses or (2) accepting a lien on the properties in lieu of immediate cash payment to perform the necessary rehab and either making monthly payments to him to pay off the lien once the units are rented or paying him off by refinancing once the properties are rehabbed and income is established, though as mentioned a loan would be somewhat difficult to accomplish.An alternative is to attend your local REIA meeting, and discuss a partnership with some of the more passive investors.BTW, are you paying typical credit card interest rates of 12-24%, or did you get an introductory deal giving you a low or no interest loan for 6 -12 months?