The area I am in is beautiful (especially in the winter), warm and close to lots of golf courses.   

that is awesome mate getting into the game this early in life is an adventage on its own mate. to help answer your questions?

The way I see it your partner scenario could have an advantage over a property manager because they have more skin in the game. 

As you know It’s an expensive area to live in. I

JV with them.All HML want some type of skin in the game.

I've recently jumped into the REI game and I've found out that if you don't have a "employee" job or a W2 in order to get a home loan you have to have 2 years of reliable income history. 

When looking for a PM company in a market you want to invest in, I would look up NARPM and start with them..Below are some questions I would think would be a good starting point for you to see who really treats their company like a business or a hobby.My business partner is a regional VP for NARPM and I am happy to help if you need anything please reach outQuestions to Ask prospective management companies What are your average days on market for vacant homes?

Some of the comps below like Cedar St. and Glenn St. where the buy-in is in the $50/sq ft range are more the buy-in price I would be looking for if you stay in this type of neighborhood.

Fix & flip is a completely different game.

Providing the deal and proposing the partnership as 50/50 keeps me in the game by running the remodel therefore allowing me to see a split upon completion, right?