@Liwen Gu RUN from that attorney! 

Thus the "turnkey" seems like a possibility if they work, else finding a "team" to find good properties that have the ROI to make them profitable but not sure on either of those as ive only been doing real estate local to me in AZ (we find them, buy/rehab/rent and run them( no management company)). 

I am making sheets for running quick numbers on bigger units and was wondering if anyone had a rule of thumb for rehab costs?

I thought it would be a long drawn out sophisticated process and I didn't even have $10,000 saved up like you.   

The contractors I do find, those that would even answer their phones, want cash payment, no receipt...my cell phone was running out of juice, and no power at home or rental to charge. 

Then just run numbers on a number of houses until you become good at it.

We hire virtual assistants to run my operations for us.

But unfortunately we've run into a snag in figuring out how to structure our partnership.We're also hoping to include a third friend as an investor to contribute towards the down payment.

I really want this house for my family, but do not want to run into title issues as the home is very expensive already.Emails from sellers closing company / servicelink who is working for Hudson&Marshall...Email I sent to service link.."

The ancients used it to talk about the linguistic sophistication of barbarians who came to their lands, eager to live or work or trade with them, and yet were so ignorant of the Greek language that it wasn't that they didn't understand a single word, they didn't know a single syllable of the language.