If you are set on doing this, then you should consult a lawyer to draw up a contract detailing all the possible issues (death, sickness, divorce, etc) and everyone's idea on how to handle it. 

If not then let them know you will need to liquidate it to pay for your sons education and consult with a lawyer about the best way to handle it.

Does my lawyer, CPA, Insurance agent need to be local to my state?

I am in Oregon and am interested in a referral to a lawyer or planner that can help set up a Charitable Trust. 

In the process of being kicked out of my girlfriends childhood home and her mother supporting her own parents and and house payment splitting it with her sister including lawyer fees to keep the bank at bay for as long as possible before eventually being kicked out they still found the time to help me with anything that i needed from groceries to a ride to work and asked for nothing in return.

Its a SFR so you don't have to worry about making sure you make equal increases to all tenants in similar units.Of course,  I'm not a lawyer and am not giving advice worth anything.

Not a bad idea...in case you do need a lawyer sometime.

I know we will need to see a lawyer to get our partnership in writing but what more specifically do we need to make sure is in there?

Hire a lawyer and get their opinion.

For what it’s worth my background is as a business lawyer and my business partner is a CPA.