OTH, if this birddog is working for you I'd suggest you put them inside an LLC on a restricted basis so they can be paid if the company buys or as a partner fee, that will make them a principal.

I chose to be a managing partner.

You might consider a money partner as well, but your past management abilities may be grim with your vacancy and being in default, but someone might look at the cash flow, but expect to give up the lion's share, IMO.Good luck :)

Richard look up your local real estate investor association.If you go to work for a flipper to learn the business make sure you are not used and abused.Make sure they have completed a certain volume of deals and that they have the knowledge to give you.What investors do not want is to work with someone with no drive who wastes their time.If they will pay you a decent wage that is at least what you are making now or more,you hit it off from the start,etc. then you are on your way.Eventually you can partner with them on some deals when you save up some more cash and they will show you how to save and supplies and do quality repairs and upgrades in a fast manner.

Can your equity partner do a HELOC on his share of your property?

I just realized today that credit partnering is a fantastic thing.

You might want to consider getting an equity partner on this deal.

Needless to say it's taken my partner a lot of time and effort.

I just don't see them as a reliable partner anymore.

Maybe with partners or finding private money.