You could also venture out on your own and do a small triplex or 4 plex.

And not to discount the knowledge that can be shared on this site, but asking the internet what to do in this scenario is a big red flag to me.I submit that you need a partner in the venture who has significant experience in this industry.  

@Monique ODell the realistic way to make this happen is venture capital, betting say 50k on 10 companies and hoping one becomes the next Uber/facebook etc.

Additionally, I have $50k liquid for any cash deal, but I'm looking for experienced partners to help with my second real estate venture.

I see many people try to avoid securities laws by saying they are doing "joint ventures", when in reality they are selling securities. 

Other lenders have said similar things regarding down payment, and people or companies willing to finance 100% of ventures are looking more for fix and flips or wholesalers for quicker returns and a solid exit strategy.As we are doing this a non-traditional way, and would simply like to get the properties into our portfolio, and are not concerned with short- to medium-term returns for ourselves, we've come up with the solution of offering a 35%+ ROI using the NOI of the properties over time to repay the financer(s).

Help and education is here locally for you and then you can venture out to other states if you don't have enough cash for California.Good investing...

:) (latest one, closing this fall, is an STR condo in Nashville, which will be my first venture into portfolio lending, as - like @Lucas Carl mentioned - it's not warrantable)

I would not want my family members to stress out financially over my business ventures.

I’m having trouble finding joint ventures because there are not too many out looking for workers who can’t bring money into the deal What should I do?