I don't want to do a 1031 exchange, I don't want to a seller finance...what other creative financing options are there that will allow me to save on taxes.    

3 in exchange for no more split payments.

I was factoring batching the walls and retexturing and painting separately (as part of the cosmetic rehab budget), but soil erosion is a foreign concept to me.

You then say.. here you go you pumbah, read my blog and see all my friggin rehabs.To which the seller will say, OMG you amazing  foreigner you, please take my money now!

For example if you open a LLC in Nevada but your business if located in Colorado then Colorado will have you "re-register"  as whats called a foreign corporation (a company that was not originally incorporated in Colorado) "foreign corporation" or LLC will subject you to all the same taxes and fees as an in-state company.

If you want a partner, I think the partner would need to get the financing in exchange for you doing all the legwork with the flip.

I would be very much willing to learn, maybe exchange of knowledge?

The investor gets 100% of cash flow from the rented side and pays 50% of expenses.Essentially this is double leverage and in-house management for the investor in exchange for credit approval and equity share for my friends.Does this seem unreasonable?

I think a point that drives home your post is the fact that you don't have to pay taxes on that appreciation either if it's your primary - not the case in rental properties (even though you can do 1031 exchanges). 

This is all very foreign and confusing to me.Also, the vast majority of the seller financed properties I am finding have a balloon payment after a few years.