We are trying to build a network of hard money lenders who are willing to work with newbies with little skin in the game in Houston, TX.

This property will be delivered with clean title there may be half a years tax's or so but you would take that on.I want this to be a learning experience for the BP community to share with especially newer investors looking to get into the game...

I only have about 15-20k I can use to invest, so I need to figure out how to get creative financing.Maybe you could consider joint ventures with homeowners who don't want to sell to wholesalers but don't have the money to do repairs themselves.I don't mean major repairs but just optimizing the appeal for a retail buyer.Once you agree on an as-is price near what a wholesaler would offer you could lock it down with sales contract.Then a joint venture contract could be drawn up that protects both parties.You would not be looking for distress sales because the homeowner needs to be able to keep paying the mortgage and has to have enough funds to move out before the work is completed.You would have to be selective about the owner and be confident they can fully understand the process and that they can pull it off. 

Your time here will be well spent.Since you didn't mention a specific REI area of interest, I added the below links for your selection of one or all.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)https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling)Now that you have made the move, below are some links that will help with the navigation of the site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)Before your 1st purchase, please ensure you visit the below link for some tips.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

We are very interested in the buy-and-hold game for passive income to eventually earn enough passive income to quit our day jobs (obviously with realistic goals knowing it will take years).  

I am new to the game and am looking to help a local investor however I can.

In fact, the game was not about making money but rather mitigating the losses.  

Ok, now that you have taken your initial step, below are some quick links to get engaged.Since you didn't mention an area of interest, I added the below links for your selection of one or all while waiting for local REI connections.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)https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling) http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meethttps://www.biggerpockets.com/alertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/termshttps://www.biggerpockets.com/inviteshttps://www.biggerpockets.com/perkshttps://www.biggerpockets.com/forums/categorieshttps://www.biggerpockets.com/courses/a-beginners-introduction-to-real-estate-investing (video courses)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI can be very daunting, but, before you go searching for that 1st buy, please take a few minutes to bone up on the tips in link below.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REI)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

What is you end game and how active or passive do you want to be in the process?

That's great that you have over come all of the challenges that you have faced and ready to get back into the game!