What if I offer to have him be a partner  somehow?

I would also like to reach out to investment partners if possible.I have wanted to get involved with real estate for several years now, but life happened. 

If you are nervous doing your own deal try to find an investor/partner that you find the deals for but you  also get a percentage (smaller at first ) of the deal.

Doing all of that in 3-12 months would require a lot of skill and some really strong lending relationships.

Listening to the BP Podcasts is a great first step.Only way I would involve my primary residence house on a flip is to partner with someone experienced and successful.

The rental market is strong here in Hampton Roads.

I invest in lower B class properties in a strong market (Nashville) where I can cash flow (NOI even after all set-asides for PM, major repairs, etc) about $300 a month for every $170K home I purchase.

I love @Aaron Mazzrillo and he is a true transaction engineer in the Republic of California.California for terms deals such as lease options and installment sales purchases requires strong knowledge of agency law.The California BRE, bureau of real estate, requires a license to talk to sellers and buyers about buying and selling and leasing residential real estate, unless you are a principal buyer or seller and not assigning.I advise most California investors to do Delayed Sales and Purchase agreements w rights to occupy, losing their earnest money if financing is not successful.

My wife has a strong history of making nice returns on her homes, has a good eye for figuring out rehab steps that are cost-effective, and is good at staging.  

If yes, that's an option.Consider bringing a partner in this deal and split everything in proportion of how much money each of you contributes (e.g. 50/50).