Getting a property with a partner / friend will not help you from getting hosed on taxes.I wouldn't move forward - You mentioned beng a high income earner so your hourly rate is very high.

Look into a DSCR, Debt Service Coverage Ratio, loan where the rental income can be used to qualify the cash out refinance instead of your personal income.To Your Success! 

But with that one lender I found I am not lendable due to not having proof of income for the last two years.

One thing to be aware of is the FHA multifamily self-sufficiency calculation which determines if a property can generate enough rental income to cover its mortgage payments.

Giving up $100k+,in tax free income.

. $69k for a 3 unit with gross rents of $2k a month and total expenses of $800 a month which included management and capX.

I own a small portfolio that brings enough income for me not to have a w-2 income.

Previously I'd always used Stessa, which has a great Net Cash Flow statement view, breaking down the usual income/expenses, but also includes a section for Interest/Principal, and another section for CapEx. 

I've never heard of a lender that wouldn't count Section 8 payments as income.

Both generate passive income streams without you having to clock in at a 9-to-5.🏗️ Building Equity While Others PayWhen your tenant pays rent, they're helping you pay down your mortgage - building your equity.