But a reverse exchange sort of makes that work.In a reverse exchange the QI for the 1031 forms a holding entity called the EAT and purchases the new properties and holds them in title while you control them and operate them until you sell your old property. 

Plus the online system they use always alerts you of work orders that have been submitted, so you’re always in the loop.

LA is an appreciation market so you can buy in up and coming areas, buy out rent controlled tenants, and take units to market prices.

  $500 fine for each count, required disclosure of 1065, and "inactive community control" for 2 years. 

Because I understand the fundamentals, and once you learn them, you can apply them in any market in the country at any point in the real estate cycle and make money in as little as six weeks.Focus on learning the fundamentals and a duplicatable system - not which market you should be in (because the best if you are starting is your own).

I also mastered the county real estate deeds and mortgage recording system, the online county court records, the marriage license bureau records, federal census and SNAP data.

If they are investing with you, you could form a partnership for each deal, where you serve as general partner and control day-to-day operations while your limited partners (investors) provide the capital. 

Up until now I’ve let him control the budget and the spending, he’s the GC.

I've heard of using auctions and foreclosures but is there a system that most investors use to find their deals away from using the MLS?

It appears I have more control over that but that's the risk ABC will take..Also ABC lending me the money with a lean on the property will not work.