it will have to be turnkey...how do we minimizer risk in determining property mgt, area, etc?

Anyway, I can go out and get a 10-12% annual ROI with minimal effort in any number of places--buy and hold rentals, larger multifamily deals, JVs, funds, etc.  

I would see if he could possibly meet somewhere in the middle to minimize the damage.

I added links below on flips and rentals, as you indicated a significant level of interest in these niches.http://www.biggerpockets.com/renewsblog/2013/01/04/how-to-rent-your-house/ (house rental guide)http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property) http://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/ (step by step guide to flips)To be more successful, you simply have to work on the other elements to progress your REI pursuit.

Additionally, wearing a weapon is an indicator that one has something worth stealing, potentially.

The fees are minimal and include state specific paperwork, monthly meetings, quarterly newsletters of new happenings, etc.I noticed your tags aren't working, so the folks you replied to may not have seen your responses.  

The properties listed on the HUD site will indicate up front if the property is eligible for a 203k loan.  

I usually pay around 20-25 cents on the dollar i.e. comps indicate a ARV of around $150k I will only pay $30k.Your deal would cost about $85k to make a share of about $25k is way too skinny for me.

The invitation style envelopes with a handwritten mailing address will stand out from other mail because of it's shape and indication that it's a personal mailing. 

That is a indication that the borrower is not making good on the loan obligation outside of the BK.