I've also contacted investors in my area and offered them half of all my deals for 6 months if they can help walk me through the process of getting all the documentation in order and in a way that it protects all parties involved and no one seems to knows that. 

In addition although three-quarters of new house-holds purchased homes in the 90's fewer the half do now.  

Might tell those wanting a price "hey, BTW, I have a 2013 F-150 for sale, how much would you give me for it, it's blue with low miles" if they don't get it, move on. 

my property management company does this too. but they just take half a months rent and 10%. although they take what the % would have been at for a full months rent.

That's like getting into a cab and hearing that it is illegal for the cab driver to tell you how many miles to your destination or the rate per mile.

We have the cash available to pay for more than half of the asking price (that would leave us without cash to renovate, though).

The decision may hinge on whether you are moving a few miles away or a few states away.You'll have to meet health and safety code requirements and perform maintenance and repairs on the property yourself, or hire others for these tasks whatever you have decided.

your plan to live in half and rent the other seemed spot on.  

Would recommend starting by JVing with an experienced and reputable flipper fhat will show you the ropes and get you 20% return on your half of the JV.

I've tried PIVS and half the time under zone it just comes up with an asterisk.