There are also things like portfolio lenders that I recently found out myself more information on and am discussing with a lender just what they offer.

@Justin FernandezHere is one definition of "joint venture": "a commercial enterprise undertaken jointly by two or more parties that otherwise retain their distinct identities"For the sake of simplicity and what is most likely in our kind of real estate, let's agree for our discussion that we're talking only about 2 distinct parties (as opposed to 3 or more) joining in the JV.

Shoot me an e-mail so we can further discuss.

I have a meeting with the bank this week to discuss the deal.

I recently had discussions about homestead and other exemptions with the county.Based on what I have asked my local municipality about homestead and exemptions here in this area, the homestead is when you are occupying the property so if I were to move into an apartment that I do not own, I loose the homestead. 

The idea is to allow them to feel comfortable to call and then discuss details.

Happy to discuss your plans and see if I can help.

All of the books I've read on real estate investing discuss putting 10% down, financing the rest, etc. etc. etc. 

@Katey Tata this is a heavily discussed topic on BP - You might want to search at the top right for "wholesale" and "illegal" here are just a few of the threads that come uphttp://www.biggerpockets.com/forums/93/topics/2168...http://www.biggerpockets.com/forums/93/topics/1338...http://www.biggerpockets.com/forums/93/topics/1653...

I am a little late to this discussion but one possible counter to the personal guarantee would be to provide a personal guarantee for certain carve-outs such as fraud, negligence, etc.