You will need a lawyer to draw up the documents, but this would give her the ability to earn some money and you would not have to come up with a large down payment. 

Breaking tiles, delivering tools and materials, and even taking out a Steel Tub I did all I could to bring value in every way I had the ability to.

Q1, put it on a 30 year note so that you have the ability to cashflow, and any cashflow you don't need put towards the paying down the principal.

As long as you have a big chunk of cash invested, you are limited by your ability to grow your portfolio and there is an ROI evaluation.

We should have a bill number this week.Thanks!

This is no different than a baker using $1 of ingredients to make and sell a $4 chocolate chip cookie.You can only flip so many houses, so the ability to scale is based on your time and energy.

It occurred to me that having outstanding loans on multiple rental properties may negatively affect our debt to income ratio and our ability to qualify for another primary residence loan should we decide to buy another primary home in the near future. 

The value you bring might be in the form of capital, experience, access to deals, the ability to put in a lot of work, the experienced to manage the property, etc., etc., but you have to bring SOMETHING to the table. ...regardless of what type of value you bring, it has to be sufficiently valuable for the partner to benefit (and if the partner is a highly experienced and successful RE investor, they ain't gonna come cheap). ...Now, does this mean you should never partner with anyone, or you should give up on the idea of a partnership?

And step will ABSOLUTELY test your ability to calculate the ARV.  

@Shel MastersIf you only received a bill of sale at auction, and not a deed, it sounds like someone else owns the land.