Lawyer will help you to get all the details figured out and make sure any agreement/contract you and your partner establish is truly legally standing and binding

I think my location has a lot to do with it also, maybe best for me to be looking in a different location.

No, solo has to be established by dec  31st.  

I attend a couple where I live, one is very established, one just started to get big.

I feel like i would need to do a 506b friends an family for the first deal or two to establish my track record before I could entertain a 506c and do multiple homes per deal. i am incredibly grateful for your help!  

Again, back to your Agent if you choose to work with one, they will have an established relationship with their local PM so that helps too.OOS investors fly in as well as we do video tours, just depends on the level of purchase.Hope this helps.

People have a lot to say when it comes down to their credit, it's always never their fault apparently 

It is also a high profile site with lots of visibility.A moderately sized marijuana company has approached me regarding a lease for a retail establishment in this site.

You say you've been learning for the past year but based on the tone of your post I can tell you are not ready to deploy $100,000 of your hard earned money.After that, you need to establish some goals.

We are initially looking to use 3rd party funding, but we are establishing a lending company that will use private money to fund 1st and 2nd mortgages to our flip and buy and hold companies.