Where will they go, what will they find that is comparable, etc.The other thing I've found is that many sellers are hoping for me to commit to keeping their tenants.

Don't just compare interest rates, compare costs.

How low is your offer compared to ask price?

Though I have been a landlord for over twenty years now I still consider myself somewhat of a novice when it compared the vast options that are out there.

Now this is comparing ownership, so the rents may be slightly off from there, but should be close.

Shoe leather and red knuckles, the most reliable way to maket any consumer product, from toothbrushes to houses.

As far as teaching goes, your right I can make a lot more money tracking down deals but I love to teach and see that person get that first check..If you have kids I would compare it to a boy hitting his first baseball.

So, the question is...how do I "know" that I will be getting good, reliable and honest contractors?

It's a 3 bed/2.5 bath colonial with a pretty open layout (considering it was built in 1969) which would have to go one of 2 ways -1) HELOC it and do a total rehab then list and sell for top dollar, pay off HELOC and use proceeds to fund this "joint venture"2) Sell as is, which is def going to be 50 cents or less on the dollar compared sold comps in the neighborhood (anywhere from 300K to 500K) and use proceeds to fund this "join venture"---> I'd love to hear pros and cons to both of those points <---From an investor perspective - what is the best way I should approach this?

A nearby building with with different income and expenses is not comparable.