I think there might be a value play here if you are in certain markets and appeal to more environmentally conscious renters.

I was about 32 and I partnered 50/50 with a friend in an all cash deal.

We got a great job, came out whole financially and managed to keep the job site a friendly place to be. 

I am thinking I can just not have the equity backed by an official note (the people who would be investing with me are a close friend and my family so they trust me) and that would be okay, but I am not sure how un-documenting this large sum of cash would mess with FINRA’s regulations...

I'd appreciate advice in how to structure this specific kind of deal:- Current owner is a neighbor/friend, who is 75 and wanting to get out of two duplexes in the near future (4-12 months).  

Amongst friends and living in a community with more personal space, diverse economy, access to travel (roads / airports) and strong local culture (food / entertainment / socialization).

They were very appreciative of the whole process and if they ever have any friends/family in a similar situation they will let me know.

The Section 8 rules are Landlord friendly.

Message me up  I have a friend in CA who might be able to help

I'm in a career field where I am likely to have multiple NCR assignments, and have many friends and colleagues there, so I should have some advantages finding quality tenants (possibly myself if I catch another assignment in the area).Budget: I'd prefer to keep it to a no down payment VA loan, which caps me around $680K, but I could put some additional down if i find a particularly good deal.Area: I'm targeting a SFM home  or townhouse in Arlington, Alexandria, or Falls Church (short commute to Pentagon and FT Belvoir), which I can rent easily to upper end military families or local professionals.