I would like to keep moving forward and find a deal, but I would also like to see if I can locate a partner who will be willing to help with the down payment  and share in the proceeds.  

Something goes wrong they have a small loan in the middle of nowhere taking up a big amount of their time.If you are paying 15% to hard money lender maybe you should source a private lender at say 10% or so.I know most lenders on commercial won't touch a loan under 1 million, some under 2 million. 4.5 to 5% interest are premium rates in today's environment.If you could land a 6 to 7% for loans that small in those locations then likely doing well.

Hey BP, I’m looking for any advice that an amateur investor like myself can use in order to locate and determine a less expensive market in my general area where I can purchase and rent out my first property.

Send cash from one location to another even in other states is possible on sunday via Walmart to walmart. 

@Kimber Lockhart nice location.

Where are they located?

How do I locate them again--I'd like to finish reading their posts! 

Here's my take on it-https://www.biggerpockets.com/renewsblog/2014/01/1...A huge part of it is where you live and the costs to buy in that location.

While I believe the laws are federal, and therefore the same everywhere, a local professional with extensive experience in the area will be able to tell you based on the type, age and location of the property what your potential risk would be and the minimums required by law to have it taken care of, if necessary.

I only buy properties that I would live in with my family , size and location .