Licensed to do business in PA/NJ & COMary Matney, Loan Officer NMLS 889769Alterra Home Loans

Bringing a buyer and seller together without a license is illegal. 

Read posts on BP about the proper language to use with sellers and how to negotiate.

Just got my real estate license and looking for resources to learn about the market besides bigger Pockets and Books. 

@Christal CampbellI have been doing exactly this for quite some time now, answering your question - without a partner - USE a real estate agent , and pay him by the task... they are licensed ... you will get the job done.. and you dont have to partner / marry any one :-) 

All are properly zoned for more than one.

You will eventually either have to or will be forced into investing in commercial properties to get proper returns. 

One of my companies is a licensed general contractor and we specialize in working with investors...we support an existing large rental portfolio but also work with self-managing and BFF investors on remodeling and renovation projects.  

If you do go this route, make certain that you have an ironclad option agreement and that it is properly recorded in the public records so that the actual owner of the property cannot refinance the property based off of the money you put into it or sell it out from under you.

@David Edwards, the only "right" way to completely separate your properties from your personal fiances is to move them into a properly established and maintained LLC and refinance the properties in the name of the LLC.