But, I pretty much just do personal visits to their offices periodically, and reward referrals with a bottle of wine, or something along that line!

More passive, more bang for the buck, and very tax-friendly - the IRS gives people more financial reward to be property investors than any other investment.To incorporate your potential love of flipping, I might suggest finding distressed properties, fixing them up, then renting them out.

I decided to take the leap and am ready to face the consequences and reap the rewards.

It can definitely be dangerous, but it's an extremely enjoyable and rewarding job.My Real Estate BackgroundUnfortunately, my real estate background is nonexistent.

Basically you are about to enter in the world of subsidized housing where you are the payer and your renters are gleaning the rewards of your wallet.

Let them know that you're a wholesaler and would like to get them some deals for their consideration.It might take you sometime to get started at this, but I can assure you, once you do and it takes off, it can be very rewarding. 

It doesn't make sense for me to deal with the drama of a retail sale/listing for the $ reward. 

IRS is hard enough to deal with I can't see them processing garnishments for the public and then cutting you a check.. in my mind this is the risk reward of landlording.. 

If so, do you have an performance clause built into the contract to reward early completion?

@Derek Perez, if it is just the 2 of you, this seems more like a standard business joint venture than a traditional syndication which involves real estate as securities being sold to multiple (passive) investors.The split of the JV would depend on the RISK/Reward ratio for each party.If this is your first deal and the investor is putting up all the capital, then majority of the risk is on the investor, including loss of capital.You already have a few good suggested starting points on deal structures.