I've been browsing this forum for years and listened to countless podcasts and I purchased 2 books by J.Scott who seems to be the father figure here in BP.I feel like the only way I can finally "get it" us by doing it, but the problem is I live in SoCal and with my savings and my income, no bank would offer me a loan needed to flip a house... 

3 BR/1 bath asking $170k.Taxes are $9,062 (although I saw at least one other figure on a different website, I went with the highest)Here are my assumptions:closing costs - $4,000rehab/initial improvements - $5,000 (this is a blind guess because there are no pictures of the inside available, but let's not focus on this number right now...)Rent - $2,000vacancy - 8% ($160/month)property management - 8% (the calculator I used (downloaded from BP) uses net rental income for this, so it's about $147.16/month)maintenance - $1,000/yearcapex - $160/monthinsurance - $1,000/yearwith a 25% down payment and 4.5% thirty year financing for the balance, I net a whopping -.82%.  

I recently got my real estate license to increase income and then by fate my friend turned me on to BP which led to Rich Dad Poor Dad and my mindset has been altered.

I am looking for someone to partner with who can show me the ropes of wholesaling and other facets of real estate investment as I work to increase the income of both myself an my partner. 

Good way to replace your income. 

They still get an income and you get to start fixing up the house and collecting rent. 

I also invest in income producing rental properties.

I'm afraid to offer a low price to the owner since they are not motivated and are happy with the incoming cash flow.Any ideas or tips on how to make a offer like this would be greatly appreciated. 

I want to earn long term passive income from the property and secure long term income for my wife and children. 

Saving income from my job plus the cash flow from my investments seems like a longer plan than the one I presented but I'm open to all options.