How are things set up on 100% owner financing, lease options and newly established partnerships with the sellers to take over as operational manager?

In those cases I worked with an asset manager who had a partnership with different banks.

For triple net you have to have hundreds of thousands of dollars to invest and buy at a minimum.Unless you are comfortable going in and forming a partnership agreement with multiple parties to buy that way.If you are not comfortable having partners and do not have enough cash then you take triple net out.Now you are left with say apartments versus houses.It comes down to economies of scale with 30 units in one place or ten houses spread all across town.Buying houses in nicer areas will limit problems but it will also reduce your cap.If you are fine say with an 8 cap instead of a 10 for a nicer area and less headache then go for that.Sometimes people are unrealistic and want the nicest area at a 10 cap when things are trading at 7 to 8.Generally in those areas you get more appreciation on the back end.It's all a discovery process for what you will and won't accept and how much money you have to do it with.Apartments you can get in great areas 4 to 5% annual rent bumps whereas triple net maybe 1.75% to 3% a year depending on the deal.

Brian Sorensen,The correct way for it to be done is: You should get an EIN for a partnership.

I think you can even trigger a sales clause if you personally buy an asset (and finance it) and subsequently quit claim the property into a company or partnership for liability purposes.Just don't put yourself into a position where you have a lot of these loans with sales clauses having new deeds filed.... when it is in the banks interest to call the loan, they may.

As far as a partnership, what else do you offer beyond the deal itself?

A great partnership.

I will be looking for partnership and investment opportunities.Cheers!

I'm in a partnership where I'm an active investor (sometimes I do rehab too) and my partner finds the properties.

I was in a partnership to buy rentals.