The seller states he wouldn’t look at anything below 475k According to BP calculators i can make a profit of 28k if I buy it at 480k which is basically my entire year’s which is what i am paying in the rent in the same bldg.

Networking is an amazing way to generate leads and the more people you are top of mind too, the more success you will have. 5.

I have a legal service that generates leases but I found that the document it produces is pretty poor. 

The kitchen and baths should be updated but every incremental dollar you spend over what is needed to get the property sold comes from your profit.     

Id advise you to focus on the kitchen first instead of the bathrooms as that will generate the highest ROI on your investment. 

I'd try to find the investor you can work for, to generate money, while improving your score while at the same time, still searching for ways to find a deal to get started. 

I put every ounce of cash I have available into the brokerage account, because I have a risk allocation that is relatively risk free, and generates close to 10% in interest per year.I want to invest in a rental home.

I don't know what kind of deal she will come back with ($ wise), but does anyone have any advice on profit sharing, how to structure the deal, whether both of us should have an LLC set up, how money is spent, etc? 

It would generate $2,100 per month.

It is likely a distribution.Self-directed IRA's are allowed to make make business loans to generate interest income.