Have you asked that  to explain what happened, and does it make sense? 

Very useful because had @Kellen Canfield not tagged me I would not have seen your response.And your reasoning makes sense, just such a different mindset than I'm used to.

That make a lot of sense.

I can't see how non-owner-occupied investing makes any sense in Orange County. 

This makes sense and is a lot of help. 

@Blake BroseI would somehow figure out a way to not use the term Turnkey...I think most investors that are not new to the REI game have now figured out that this option really does not make sense. 

What route do you think makes more sense to bring together private capital for flips?

I have pondered over which aspect of investing makes the most sense for me and have determined partering with a local rehabbed could be the best fit.

The best approach to do it correctly is to systematize everything.And in that respect, it makes sense to use the same template.You can adjust that template as you go along.There is no point reinventing the wheel.Which is what effective flippers do. 

Meaning you have to meet the 750 hour requirement for each property you own, unless you elect to aggregate.Oh, that makes more sense.