I'm looking for something repeatable (not sure how repeatable my commercial deal would be) that I can use for the next decade to build equity and cash flow. 

I'm looking for deal structure, pros and cons, tips, etc.My goal is to buy some of these new small affordable starter homes at a price that will cash flow, after foregoing my half of the equity split. 

Personally not a fan of out of state BRRRR.I think it's a recipe for disaster and having been in the game for 10+ years, I've seen the disaster first hand as I bought hundreds of deals from disgruntled out of state investors who thought they can do it themselves.My property management company has doubled in 12 months also due to out of state investors getting caught with a poor property manager when trying to do it themselves from afar so they come to us for help 🤷‍♂️I'm seeing many investors buying D class crap on the MLS for too much and that needs work.They end up being into the property for 30% more than they would be that if they just bought turnkey.A true turnkey provider will find the cheapest/best deals through a variety of acquisition methods, renovate well and sell for fair market value (And manage in-house).If things go South, they are solely to blame and the penny drops with them.But with DIY, who is to blame?

I’ve realized basically every one of these signs I’ve seen is either hand written or just not professional looking at all they say “we buy houses cash” and have a number underneath . 

I did hunt down 4 different owners of which all were coy to provide any specific cleaners or handymen which I found interesting.  

The markets around Greenville, at least for cash flow make more sense.

Additionally, the property's purchase price provided an opportunity to generate significant returns with minimal investment, aligning perfectly with our investment strategy and goals.

Any suggestions in North New Jersey for duplexes in an area that has good potential for equity potential & cash flow.

Based on what you've provided here, I'm going to assume the partner is a friend or family member- and not to rub salt in a wound, but most people think that makes a contract LESS necessary, which is the total opposite.

I started my STR without a pool heater and added that after generating some cash flow, but again that really depends on the current condition.