Buy a property that has the potential to add value, use your free time to input sweat equity then use that equity later for a line of credit on the next property.  

Mine is always a maximum of 75 cents on the dollar because it makes it easier to get financing and have sweat equity from the time you close the deal 

I would like to find a potential partner to do BRRRR deals with, tho I want to put in sweat equity and am worried that since I am new I will get taken advantage of by a more experienced investor as my sweat equity isn't worth much currently.

We intend to put in some sweat equity on the properties and it's reasonable to expect we could put in 100+ hours each into our real estate investment this year. 

The reason the returns are better is because it is a highly leveraged asset, and you often get a lot of sweat equity return on the project as a real estate professional. 

Sweat equity.4.  

If your ballpark figures don't get you into a range that will work financially, there is no need to sweat over figuring it down to the penny.

Owners will always think their assets are worth more than what the market value is, they're counting all the time & sweat they've put into it while the market doesn't care about that. 

But to ask me to be CHEAP, is calling me cheap, calling my work cheap, calling my years upon years of blood sweat and tears to gain the skills to do what I do UNVALUED, wasted. 

For example, I closed on a property in Bakersfield Ca that should be hitting an 18% COC return, but I had to put a lot of sweat equity into that deal.