Bandit signs are tacky, cheesy, and give "real" investors a bad reputation.

Because I'm looking to work with a reputable GC who can take care of subs and complete cosmetic rehabs on time and within budget I'm willing to do a JV like the 50/50 split idea. 

My only word of advice in dealing with some from my claims perspective is I'd take extra time to vet them and make sure they are a reputable operator  (you could probably get a list of banks or car dealers they work for and then contact them to see what their reputation is/if it checks out...some of the banks or car dealers I may have contacts to provide you) ....one other thing to think about is the potential environmental impact as well...ie if they do start hauling wrecked cars, who's responsible for all the fluids leaking on the ground, could they potentially contaminate your property etc.  

You're probably a lot better off simply finding a reputable wholesaler to work with and do your own flips.

Do keep in mind some wholesalers may present you with junk deals they can't move themselves, so it's your job to do your homework and make sure you don't get a reputation in your market of being someone that's always pitching bad deals.

If so how does one with little experience and no reputation go about doing that?

This is unfortunate, by why it is so important to do business with people who have an excellent reputation, BBB rating of A or better, online reviews, etc.  

I'm looking for someone that is reputable and that I can hold accountable and grown with.Any recommendations would be greatly appreciated.Thanks,Joseph Lane

Would you be able to find a reputable contractor to install on the 1st of the month when the new tenants need to move in?  

Can anyone make any recommendations of good consultants that they have worked with or consultants that have a good reputation with new investors?