My suggestion would be to not play games with tax authorities as you may find yourself in prison.

Maybe this is my contractors, but there is a reason flipping is a full time job.For out of state investment, I would be looking for turnkey operators, or find a partner in the market, where you both will have skin in the game to do it correctly.  

You could circle prospect, call expireds, farm, door knock, direct mail, hold open houses and invite the neighbors, contact sphere of influence, text circle prospects in mass.Bryan Casella has a great open house game plan where he invites homeowners.You have to see what works for you in your market.

Because this is a game changer.

You have teams that are new to the game, and while they may charge less, you want to make sure they are up to date with compliance regulations and are staffed to adequately care for their tenants.

I'm just curious how to find a business partner in this real estate game. 

Patience is huge in this game.

This is a long term game- you'll win the world series if you just keep hitting lots of single and doubles.

I know of one B&B in Norman, OK that caters to college football fans coming watch games.

If an investor wants passive ownership, TK investing is not an option.Another major point here is one ( syndication's) investor must be accredited this cuts many investors out.TK on the other hand 25k and decent credit and a desire to own a rental and your in the game.. of course there are pro's and cons as everyone has discussed..