Know I'm confused all together about my approach , which leaves me stagnant doing nothing.

If you are buying a C class property, the JV approach is much better than working with a Turnkey provider because their financial interests are aligned perfectly with yours.Rule #2:  Avoid The War ZonesAll lower income neighborhoods are not the same.  

How can I structure a deal that the seller is very motivated but owes $128, arv $150k, and needs $5k to move into assisted living?

@Tim OHare I am glad you brought this up even though the topic is 3 years old now we can really see what did happen in appreciation over the past 3 years.

My associate would just apologize and move on if it was brought up.  

If you go through BP and research how to send a mailer, you will find an unbelievable wealth of information for free.I'm not sure limiting yourself geographically is the best approach at the beginning of your career.  

What is my best approach with the bank?

Notes require up-front capital and are usually approached as a secondary strategy by real-estate investors.

Find a small local bank and approach them about a line of credit or a short term loan for repairs after you purchase it.

approach, he starts st ARV and subtracts holding costs, his desired profit and the est repair costs.