If it makes money, and makes sense, pull the trigger. 

What's the best structure for such a partnership: liability, taxes, avoiding commingling with other deals, expense tracking, etc.

While my POA on the trust allows for it, would obtaining a HELOC on a "subject to" property trigger the Due on Sale Clause?

I should have clarified: How do I prevent the lender from catching the change in title to trigger the due on sale...

I am new to RE investing, but am very ready to pull the trigger on purchasing my first rental property outside of CA (where I live). 

I read a book on RE options that recommended always separating the lease agreement from the option contract, in order not to trigger the due-on-sale clause of seller's mortgage (not sure why it would - it hasn't been sold yet).  

I thought it was a partnership where we both working towards success but that's not the case.

@Vickiel WoodardFirst, congratulations on taking some VERY positive steps under difficult personal situation.I would guess from your post that you have some expenses to incur for repair, rehab and carrying costs, before you begin receiving income.If your intent is to hold as rentals for good cash flow, a fix n flip type lender (where most SFR investor lending is available), will probably not be interested unless they believe you plan to sell after rehab.As you stated, you won't qualify for a conventional or institutional loan, not only because of credit but also because of loan size.The suggestions made by posters so far are some version of(1) sell as is one, two, or all(2) sell one and use proceeds to fix up other twoNot bad advice, depending on your goals.These lower end houses will sell for a VERY low price in relation to their rental income because (1) tenant types will most likely be a problem or at least be high maintenance, i.e. chasing them for rent, high turnover, life crisis, employment problems, etc, and (2) unless area undergoes gentrification price increases will be non existent (3) effective outside property management is probably not available.So, if you are able and willing to manage the property and tenants yourself, keeping the properties as cash flow rentals can be a VERY lucrative activity.I would find an experienced contractor, and talk him into either (1) partnering with you by providing his services as a contribution for buying an equity interest in the houses or (2) accepting a lien on the properties in lieu of immediate cash payment to perform the necessary rehab and either making monthly payments to him to pay off the lien once the units are rented or paying him off by refinancing once the properties are rehabbed and income is established, though as mentioned a loan would be somewhat difficult to accomplish.An alternative is to attend your local REIA meeting, and discuss a partnership with some of the more passive investors.BTW, are you paying typical credit card interest rates of 12-24%, or did you get an introductory deal giving you a low or no interest loan for 6 -12 months?  

If we are going to talk about the health effects then you should mention delta-9 THC is one of the best known triggers for psychosis in people with bipolar disorder.If there is going to be a lawsuit that is most likely to be the related illness. 

Learn , read, and then take action and pull the trigger.