I would ideally like to tap into my 403b to fund fix and flip projects without triggering major tax consequences. 

It's about relationships and understanding the motives of the owner and tying into catalysts that trigger their desire to talk to you.

Like you said though, perhaps something about adding interior walls will require permits or otherwise trigger some other actions, so I will ask the question.On the bank financing, I think that's also a good point.

This would enable them to leverage the banks money and work on more properties at a time.Is this type of partnership a good idea?

Does there come a point in your process when "too much is too much" and you talk yourself out of the deal....when do YOU decide to just "pull the trigger"...

Even then, I would look elsewhere for the sake of diversification such as oil and gas partnerships etc.

Word has sort of gotten around that I know what I'm doing, which is kind of nice...and I'd like to try to leverage that positive reputation to open up some deals I wouldn't otherwise be able to access right now.Goals:Since I'm out of capital myself for now, I see three possible ways I can leverage this expertise:Manage others' properties for a commissionSource private money for down payments and purchase them myselfForm a joint-venture partnership with someone who has capitalI've already done the first two ideas, but I'm really intrigued by the last one.

As wages are increasing now, triggered by overall inflation, the rents will come back to improve the ratio in the next few years.

However I have found that what does work is building rapport and that comes with a few deals done…with your background in renovation, maybe you could also look into a local partnership, especially if you can afford to do most of the labor but wait to be paid on the backend, and find an investor who would value not having to pay crazy high remodel costs along the way.  

I'm about to pull the trigger on some land for a new build single family.