Outline some steps she needs to take to get back on track and the steps you need to take if she doesn’t.

I was thinking of creating an Excel document to keep track of them.

This will sometimes kill the loan assumption and stop everything cold in it's tracks.

He has cash to buy but would like some help purchasing at a foreclosure auction.Since i'm in FL and not familiar with the CA market, i'm looking for someone with a track record in foreclosure auctions in that area and would like to help assist in the process in exchange for a fee.Thanks.

That region of the foothills around the 210&15 along with "Fontucky" (Fontana) amazes me with its growth potential... it doesn't hurt that the race track is nearby.

It sounds like you are on the right track.

Most are local, so go to REIA meetings in your area and talk to other investors to track some down in your area.Private money would be cheaper, if you know someone who has that kind of money.Credit cards might be an option. 

I need a little more experence, a track record, and cash to go that route.

He has no ownership and will allow me to keep all the profits I make.I'm on my second home right now and I am finding that my time is completely sucked right out of me with all of the little things that need to get done when managing a flip.For example, I do everything from finding the houses, buying the houses, hiring out contractors to do the work, keep track of the books, sell the property, etc.

They want to build a relationship with you and will work with you after you have proven yourself to them.I wish you the best of luck with your future deals.