You could partner with another investor who does have cash, then when yyou refi, pay him/her a fee or some interest.

Though the partner would still be responsible for managing the PM.

I have a foreign partner.

Otherwise, this needs to go into the Make Deals, Find Partners... forum.

Its been pretty difficult for my partner and I to get SFH under contract.

my partner and i have been talking to a cpa and he told us to start up an s-corp to avoid self employment tax which is at about 15% in minnesota. according to him we would 1) incorporate our business 2) file with secretary of state 3) get fed and state id #s 4) file sub s status 5) open bank account 6) buy quickbooks. is this what we should be doing instead of having an llc with my partner?

I find that it's much easier dealing with tenants if you act like you are simply a partner who owns the house.

Capstone Partners?

Also, it allows you to put any "uncomfortable" issues on your partners, good cop/bad cop.

I will be partnering with a friend on some rehab projects.