It is somewhat complex to try to explain on a forum, but at a high level, you (aka GP) and your family member (aka LP) would agree on how much the 2 of you would put in for the amount of equity needed (usually expressed as a %).

Can you pull the cash off the business credit card?

Cash offers would net you less.  

Just wanted to mention that the cash out refinance funds are not tax free forever.

@Steven Catudalthe 'no cash flow on a BRRRR' is typically just because you are boosting the ARV and then taking out the maximum amount you can on the refinance, often using a DSCR loan with a higher rate. 

. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

I plan on getting a property every year until I retire if I can find a good deal that cash flows positively.I have a very close friend whose stationed in Columbus GA whose a real estate investor and owns rentals there!

My first reaction to your post is if you're purchasing assets that are throwing off positive cash but your DTI is going up then it may be time to re-evaluate the type of assets or the expenses associated with those assets.  2.

To get access to the maximum amount of equity, I would recommend Tower Credit Union.

That gives us our "strike price", which is the highest amount we're willing to go to purchase a property.