Best way to do it is to have a simultaneous closing...look for an investor friendly title company and a hard money lender that is used often in your market and explain what you would like to do and ask them to help you accomplish it...Everyone likes to feel like an expert, they would happy to show you how it is done.

Let me explain. 

I made a video explaining how to find good areas and good properties to help you out.

Link to article below that explains the FAQ I get on them. 

Quote from @Su Pak: NO Pre-Payment Penalty (not allowed in Ohio)Please explain this...

I haven't had someone misunderstand me because I always say "100% financing of the loan and rehab costs, requiring you to bring much less to the closing table" and then proceed to explain lender fees, insurance, and title fees that are due at closing. :) 

@Otis Clayton, maybe you should explain more why you want or need a partner?

I do not desire to reward tenants for poor behavior.I explain the consequences of an eviction to the tenant.

The truth is it's a LOT more like a surgeon trying to share and explain why it's foolish to try and do your own surgery, yourself. 

I am considering doing this deal with no agents on either side to save money (savings the seller would pass on to me) - my buyers agent actually suggested that when I explained the situation to her and that I really only needed basic transactional help.