But for the sale of them you could write up a bill of sale and stipulate language around the title being provided within a certain number of days (e.g. 180).Without knowing the specifics of the state you're operating, I'd have to suggest you have an attorney prep the first one for you, and then you can repeat the process accordingly. 

I would suggest using the forums and blogs to learn as much as you can while you save. use your time to network and hopefully find someone willing to let you work through a deal with them. then once you have a decent reserve, try to make something happen.

Any suggestions are greatly appreciated!

I would suggest you exhaust all other sources of cheap information first.

I'd love to hear anyone's suggestions on this as well! 

Thanks for the suggestions, I will look into them.

I suggest you call the CCB  and tell them what you want to do .. pretty sure they will say you need a developers license like I have .. or actually I have 3 of them for 3 different LLCs its a pain but after being fined twice you learn.then I would call the department of real estate and ask to speak to an enforcement or investigator and run your model by them..

I was watching a podcast by @sterlingwhite where he suggest to work for a mid size investor as an assistant so you can learn from them.

I would suggest that you tell your partner/joint venturer that you will do one deal/joint venture together and then evaluate the future of the partnership/joint venture. 

@David M.I would strongly suggest taking some random listing or even the home you live in, and calculate the figures for what it would cost to remodel it like you plan to do for your flips.What I mean is calculate the square footage and go down to home depot and actually run the numbers on how much paint you'd need, flooring, cabinetry, etc.