Unfortunately, options involving little or no money down are far and few between.

If your looking toanage it yourself it is a lot different and more worm than a typical investment property.Also since they rely strongly on reputation and word of mouth, they had to be heavily involved as the help/workers typically are not paid well and need to be trained to build your brand

While I trust the joint venture partner, I would like to have them sign an agreement stating they won't solicit the lender for other flips without me being involved in the deal.

The usual spiel about finding mentors involves offering them as much value as you can, but sometimes you can get away with offering a free meal.Best of luck.

(Of course, there's also a small fee involved - maybe $300 or so depending on who sets it up - hardly enough to be called a disadvantage)That's about what I know.

It's one of the best ways to learn and to get involved in the community here.

For example, flipping is more involved (at least initially until you have a team in place) than wholesaling - generally speaking. 

The type of investment and involvement you were wanting on your investment. 

I was mistakenly assuming there was a FHA mortgage involved, in which case my understanding is you have to occupy the property 60 days after closing and can only convert to a rental after 1 year of living in it as a primary residence.

If you are interested in getting involved in some of the Real Estate clubs to build your knowledge base there are some great ones available.