Starting out with my first brrrr rental

[Jared Hockensmith]

Hello everyone! So my goal for 2021 is to get my first investment property and I'm looking to use the brrrr strategy to start out. I'm a student still in school, I work full-time but it's 1099 income, not W2. (And house-hacking is unfortunately out of the option, already married and not looking to go that route) My credit score is solid, not amazing though (680-720 range). Since I don't have a lot of money saved up, my plan is to find a partner who can fund a down payment for an HML. Then, of course, I will get the refinance loan, and pay the HML off and the partner's DP with interest. Couple questions I still have: First, if I don't qualify by myself for the refinance loan, can someone co-sign on that? If so, does it have to be immediate family? Also, if I can get approved for the refinance, whether with a co-sign or not, will that affect my ability to get a mortgage on a personal residence SFH a couple years down the road? What might you do in my situation? Thanks and any and all advice/criticism is welcomed and appreciated.