This for an operator with an experience and track record.

I continue to put in about $1,000 savings each month, plus all the rent money I collect.I'm on track to buy one each month and each one has gross cash flows of $390 or more after paying lot rent. 

Once you are able to establish a track record, and a comfort, then you can start working more creative deal structures.  

The borrower likely has no track record and is moving from residential to 5+ units, the sellers tend to keep poor books as they manage themselves with those few units, at a 10 unit level you really can't land a professional multifamily PM company as it's not worth their time versus larger buildings.

Now your education begins... on the fast track!

That one person has been difficult to track down and I would rather hear from actual users if there are any. 

I see and have tracked a few investors.

The most well-intended and capable end-buyer does not want to be out several grand in the event the house burns down before she or he can close on it themselves or there is some huge title cloud.Whatever you want to make on the deal is your spread between what you get the seller to agree to and what you get the end buyer to accept.   

Given your track record, I'm wondering why you are looking to partner.  

Appreciation will be based on market demand which as we've seen in the last 10 years has gone up and down, however cash flow is a bit more stable and if you're leveraging more critical.We focus mostly on single family homes in class B neighborhoods so I would say you're on the right track.