If the deal goes south a non paying partner loses just time while the investors lose cash.

I had a money partner who was relying on my numbers, so I probably analyzed that deal 100 times in a week.

Partner with a seasoned investor and have that person walk you through the details.

I am a french divorced mother of 2. I have worked in a manufactory for 25 years. I left to have flexibility to be there for my chidren since they need me even when they are at their fathers'.
I am learning right now ...

We are planning to put 20% down of which I will be putting down 80% making us 80/20 partners in the deal.This is where my question comes in...

Further, any landlord who has been subject to revocation of a Residential Rental License Permit under this Ordinance shall be deemed ineligible to hold (individually or as a member, shareholder, officer, director or partner in any limited liability company, corporation, partnership, limited partnership, limited liability partnership or any other entity) a Residential Rental License Permit for any new or additional rental property for a period not less than three (3) years.

What if I am trying to lock down a house so I can find a partner/mentor to JV with?

Our 24 year old son, that is also a partner in our business, just started Brazilian Jiu Jitsu too.

I'm not saying you can't find these days, but to give yourself the greatest chance of putting deals together, you should have a way to bring cash to the closing table.So, you need to investigate deal structuring on the other side -- getting financing, finding an equity partner, JV deals, etc.

In my opinion a lot of investor write off these properties when they shouldn't.2) Find great deals and use a partner instead of debt.