I think the passive investor is best.If you have an active investor it always starts off good but then the “thrill is gone” in many cases.
I don’t like to give up CONTROL in a deal.If I am going to be held responsible then I want total control and a passive investor for a partner.
There is nothing worse than having a partner trying to control everything in your deal when they are not involved day to day and then blame you for everything on top of that.
You said houses are not selling for flips but have you tried commercial properties and hard money?? That market is moving.
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