Now here comes my issue I have 2-3 clients/ family friends that want to partner with me, they would put all the capital required to do a flip.

Another issue in this market is when you are in competition putting nothing down versus someone who is putting money down or paying cash, someone using a VA loan will probably lose out on that deal. 

How do they handle CX on self-transactions (big issue for you as you plan to be active like I do)?

I'm going to paraphrase here:"COMMONWEALTH OF MASSACHUSETTS LAND COURT DEPARTMENT OF THE TRIAL COURTORDER OF NOTICE TO: (Previous owner's name), and to all persons entitled to the benefit of the Servicemembers Civil Relief Act; Wells Fargo Bank...Asset-Backed Pass-Through Certificates...claiming to have interest in a mortgage covering real property at (address), given by: (name) to (mortgage company) dated May 2005...and now held by Plaintiff by assignment, has/have filed with this court a complaint for determination of defendants service members status...If you object to the foreclosure of the property above then you or your attorney must file a written appearance and answer this before OCT 31, 2016 or you will be forever barred from claiming that you are entitled to the benefits of said Act"Now, forgive me for my ignorance, but is this just a foreclosure notice?

Bigger discount rate (60-75% of note principal balance) will apply to notes that are: new note, no payment history, low interest rate under 7-8%, long term (over 15 years), paperwork issues (dod frank compliance for ex.), undesirable markets, long foreclosure states, and few others. 

This also doesn't take into account the issues with financing.

Not just on this issue, which she has right to be upset, but to everyone that comes across her.  

My only issue is I'm in a smaller town (30,000-40,000 people) so it's been hard for me to find deals like this.

I am having issues estimating how much to put aside yearly for Vacancies and Cap Ex repairs.

I'm concerned when you say you only have enough for down payment - you may have but haven't mentioned....you have to have enough for closing costs and major repair issues too.