Put a joint venture agreement in place for 1 year.

Have you looked at lease options, wholesaling, assignments, joint ventures, subject to deals, etc?

You should consider doing Joint ventures.

You could also start with wholesaling or referrals or joint ventures. 

@Pedro Echevarria "..what happens when you and your spouse become one (joint accounts) ?"

1980 - MOTEL HELL                                                                                                                                                 Just a little rebranding and we'll leave that Bates Motel joint in the dust!                         

I am open to invest outside this area depending on how much commute I might have to do at the property.I was browsing around and came across BP forums and suddenly knew that this might be my go to place for getting genuine information. 

*never use exterior paint or primer indoors because it for off-gasses for months**Mud the wallpaper seams with Joint Compound, mud pan, and tape knife. 

I'd suggest a Joint Venture instead of a partnership since they offer different advantages and disadvantages.

We always let the seller know that we have funding partners that must joint venture the deal with us.