You need a solid plan that everyone sticks to and make sure you know your partners well if they are going to be involved in the deal and not just silent investors.

I really would liked to be involved in flipping but now that I can't get a loan I am not sure where to go from here...

It depends on your goals and how actively involved you would like to be with your investments.

While I have been involved in real estate since 2009 when I acquired my 1st investment property back in college, I still consider myself fairly new to real estate world as I am still learning so much.

Definitely get involved in the wholesaling and rehab forum areas, because in my opinion the two require a lot of the same knowledge:1) An understanding of the local market2) How figure out ARV of a property3) How to estimate rehab costsThose are just a few.

At this point, I'm looking to become more involved with REI.

It's a cash deal so no financing involved.

I based my comments off the fact that you want to be involved in apartments and that you are just starting out.

But the question posed was how can we clean it up....I think.Well, follow the lead of the good ones, begin underwriting the deal, asses the real risks involved, employ tatics to reduce or eliminate identified risks, and assess the value truly given and charge fairly for the real risk assumed.

If getting involved with deals through L/O'S, sub2's and owner financing is something you would rather not do, try to network with people who do..