In addition to other tax strategies like a cost segregation study on the fully rented out house.

Hard money is a type of business loan for non-owner occupying investors.

I have been in the real estate investment business my entire adult life and struggle to get a MF deal done.

Because if you need to live off the cash flow what you're really looking for is a business. 

It's also good to read local business journals and visit the chamber of commerce website. 

Before becoming a designer, I was a systems engineer and business analyst (MIS degree), so my process is deeply rooted in formulas to keep the right elements at the forefront.

Anything you do remote will come at a cost of operational inefficiencies and a higher cost of doing 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... 

Assuming you could take out a couple 100k you would have the buying power to start a cash recycling business (brrring or flipping).

@Avani PatelFor my flipping business, I prefer to use fewer software programs to streamline things.