How do you jump into the game when everything around you is being bought 50k over asking price with cash?

Do a 1 year lease and if is not for you sell it at likely a higher price in a year.I hate talking people into things, especially someone so riddled with fear like yourself... but I see this as a great opportunity to get into the game.

The other 20% MAYBE all depends on your MOS.Reserves is a different ball game. 

This keeps you at the top of your game. 

I did this and that decision put me well ahead of the game.

So, you're way ahead of the game.

Biggest requirement with rehab loans - skin in the game, a good deal and a decent credit score to boot.

We sadly discovered that lending on a four unit property was a completely different ball game than lending on a SFR.  

He wants to work with me and help me get into the real estate game but I'd love ideas for how to boost my value to the partnership besides the research and reading I'm doing. 

The philosophy is that this is a numbers game and that you need as much data as possible and as big a list as possible because this will give you the highest chances of getting deals.