The main challenge with out of state is not being there - but can be solved by networking, and forming relationships with investors who are willing to be your boots on the ground, walk the property, take photos..etc. 

My main dilemma is deciding between an inexpensive suburban house in Spring (close to work) where I can put 20% down, vs. a much more expensive house “inside the loop” where I likely put 5% down.

If there is specific work that is out of the scope of one of the partners' expertise, such as the examples that I've mentioned, then the partner doing the work should keep the "paychecks" associated.

My dilemma is that I need roof replaced before the closing date so I can find insurance to cover this property.

This is not my area of expertise but I believe I can answer your question.A Triple Net Lease is typically used for a single-purpose single-tenanted building.   

Find a seller that has a problem and solve it.

I dumped to much money in it and now I face a dilemma: 1.

I am trying to avoid purchasing the homes outright - there are so many costs associated with that and just gets me to the starting line of what I want to sell - expertise/talent in rehabbing and marketing.

Poor drainage can be solved easily, but hydrostatic pressure is a much bigger deal. 

But that’s a whole different and unrelated story 😂I DO think however that your suggestion to get involved with clubs and different organizations offers a very valuable and priceless opportunity that I need to consider.I am definitely not anti-college or anything of the sort , and have even considered the option of transferring to a college closer to home to help solve the issue above, which conveniently would also give me a place to stay where I wouldn’t have to pay rent.Thank you again for your input as I weigh all my options here in this exciting time of life!