$70K isn't enough to be more than a passive investor in a large group.

I would swing by your local Real Estate Investor Association and ask around who other investors are using and have had success with. 

I know that there are really good deals listing on the market every single day, but f there are so many great deals, why aren't they all getting bought up instantly when they go on the market by avid real estate investors?

So where does one begin if the ultimate goal is to become a financially free investor?

I tend to lean toward leveraging for growth, but doing so with good performing properties and enough reserves - after seeing many investors lose everything when the market turns.

I can bring in an investor in to cover the down payment but not sure how to buy them out eventually or just let them stay in.

is it an investor buying for rental income?

I'm a broker & investor in NYC - whereabouts are you looking? 

Hi Jerell, I started my real estate career as a rental investor, but I discovered I hated being a landlord and how much time it ended up costing me.

As an investor, leveraging OPM (other people's money) is something that I’m used to and based on my current situation it made sense.