@Bill GoodlandI would love a multifamily because my goal is to replace my rent, my issue is getting my girlfriend on board with having roommates.

To borrow a well used illustration...when you fly on a passenger plane you are part of a syndication...which basically means people pooling their resources to purchase something they could never afford on their own.

For those of you too young to remember the impact 9/11 had on air travel and tourism - it took 3 years for it too reach pre- 9/11 air travel passenger levels once again. 

(You should be regularly attending networking events and the like.)But to be honest, generally it's hard to get private lenders onboard (other than close friends or family) early on in your investing career.

Any suggestions on how to locate the perfect person for this job and tips on how to onboard this person smoothly or anything to avoid? 

There is limited to zero risk to them as long as your family is on board with the property.  

My system is built with cleaning and maintenance and guest services, super easy onboarding and off boarding.

Just think about it, would you rather their strategy to keep you onboard be that they have to keep you happy and keep doing a good job, or would you rather it be to make it as difficult and costly as possible for you to leave them?

I am fully onboard with everything, except I cannot get a clear answer on what happened to make rent drop so low.

I have a hard money lender on board.