I read these posting where people are trying for years to get started and still doing nothing after planning for years.In Detroit $20,000 will buy you 8-10 houses with $1000 a month positive cash flow after you split 50/50 with a local partner. 

Negotiate with the buyer who pays for what...or split the costs 50/50.

., if there's 3 of us, we all put in 1/3 down payment but I own 45% and they split the 55% remaining ownership (give up 5% each for not having to work)What are your thoughts?

Ask a family member to go in with you as a money partner you do the work and split the profits.

The remaining partner held the majority of the equity (actual split unknown), but was a silent partner who did almost no work or decision making himself (nice, but super busy guy). 

A few tricks:* If married: start splitting properties up so that both the loan AND title for some are in her name only as "....a married woman, as her sole and separate property" and some yours.

If he has two children, the state may choose to split it evenly.

Maybe you're looking under the wrong rocks?

@Bobby Holley  rehabs have to be rock solid to compete with new construction.. or some other intrinsic value such as larger lots... better locations etc.Its one point I make a lot to those in the drip wealth system.

I wasn’t shown how the cash will be split once the project got refinanced though.