Me personally I look at my rental as a business everything is paid for by rental.

(Like I think Craigslist is still one of the best websites on the internet, but for some people it's a total turn-off because it still looks like 1995).Capterra.com is a great site for research in this category (and business software in general). 

The real wealthy people are quiet, unassuming, running their business and not their mouths.Keep networking, educating, and growing.

Thats why you see lack of ADA compliance in small businesses.  

Do you not realize that If one software worked, do you think any other software would still be in business?!

Quote from @Francisco Solano: I suggest you ask a business attorney in your state for this basic template.

If you have your own business/self-employed you might qualify for a Solo 401(k) or multi-participant 401k whereby you can self-direct into real estate with those funds. 

I certainly don't want to get into the business of being a "bottom feeder" that takes advantage of people, but if there is space in the industry for someone to help people in your situation while making a fair profit, I wouldn't mind learning more and getting involved.If interested, message me.

You would build a way better business.

If I put myself in the shoes of the outside partner/investor friend, I would be very concerned because: 1) unclear and/or potentially conflicting business plan, 2) even with clarity in the BRRRR business plan, unclear in the viability of pulling it off with these market conditions, 3) the chances of dispute seems very high, especially if you're going to live in. 4 years ago, I went through a  similar thought process when purchasing an investing property with mainly my family money, while considering an outside investor to rehab for higher STR ROI...