They seem structured to only provide the full escrow service.I'm in Northern CA.

New energy effecient furnaces, rehabbed kitchens with hardwood floors, new bathrooms.100% occupancy.Gross Rents $2250PITI 69k @ 8% over 30 years is $1006NOI is $1244Expenses $1125Positive Cash Flow of $119Claims contractor says 6k to get the 5 unit going and could rent it out at $500 Would this be a winner or loser?

well that also, but I was thinking mostly bathroom designs, kitchen designs, and you can also do the entire house furnished, I mean people like trendy designs, Ikea has them cheap, and they've already done the design job.

I would be skeptical myself; partnerships come in many different forms but only use one that is structured the way YOU want.

So if you have 1031 in mind as the exit strategy for the property you are buying right now that involves other partners, how would you structure the deal so you can take your share to do 1031 exchange when the property is sold?

It's nothing personal - just the corporate structure they have to follow.

Needs new cabinets, sink and faucet in the kitchen and bathroom.

Would love to structure the lease to be x per sq ft plus percentage as I know it would be a success.

For example, do you have them start painting in the bathrooms and kitchen and then the contractors can start putting those areas back together while the painters paint the rest of the house?

This is not to say that you should not include rookies and newbies in your investor database, as you become the professional who structures RE deals for them.