I failed to mention the property is located in Washington state, although I am based in Los Angeles.

Note that I’m not a lawyer and this is not legal advice by any means.Some background: The property is a single family residence in the city of Los Angeles.

For example, in Los Angeles parts of North Hollywood, downtown LA and Koreatown are all in the OZ that may not qualify today.  

Los Angeles has a ton of BP meetup groups and REI groups in Santa Monica, South LA, Pasadena, and also in the Valley.

I own apt units in Los Angeles and also flip here. 

When purchasing at a substantial discount the risk is worth the reward, but now there is no reward, only risk.In Los Angeles that's the only way for some people to get into the housing market in a decent neighborhood below 1MM, so the reward is not the discount, but the ability to even enter the market.

What are some good ways to find investment partners for the Los Angeles area (and real estate in general)!?

I apologize up front if this post is disorganized, but I'm sure there are other people who are or have been in my shoes and can offer guidance.About me: mid-30s, high-paying day job, telecommute and somewhat flexible hours, married with kids, own a duplex in Los Angeles county. 

What are some good ways to find investment partners for the Los Angeles area (and real estate in general)?

We were not hard hit, nothing like Los Vegas, but I saw a lot of rentals auctioned at the courthouse steps.