I know this opens up the world of partners and other types of creative financing.In the end, I wonder what everyone else out there in So-Cal is finding success with at the moment (without giving away any of their secrets of course!).

Current owners are investors as well (2 partners), and they've been renting it out since 2010.

I suggest firing up some marketing to motivated sellers, and visit your local REIA, and network on BP and find someone that may be interested in working as a partner with you on the deals at first.

Shoot, my business partner is a Dookie!

I tell the seller that it is my money partner and since he's putting all the money up, I let him take title.

Wouldn't it be competition to another person to have similar interests in that same objective, only to become friends or partners with them?

Get your mentor to partner with you on a deal, where you do all the work to acquire, rehab, stabilize, and manage it, and you split the profits.

how I do go about finding an investing partner?

The cost overruns could eat up your dream and cost you many nights of sleep.If you need to ask the question, at the very least you may want to consider bringing in an experienced partner.

You need to know what you are talking about in order to present an opportunity to a potential partner.