I have a few partners, but went over budget and personally funded the remaining construction costs.  

I don't want to design, I want to say, "Yeah, I like that" You can also partner up with someone local.. 

A real estate attorney is also a good partner for this.

Or people use a hard money lender who do still require a down payment but they use a partner's money who is getting a split of the proceeds of course.

no 50k for a new build is not enough. from someone who has been talking to capital partners for a year and breaking ground on 7 new builds within 60 days as well as talking to 8 hard money lenders at a time, 50k won't cut it 

Question; how much experience does your partner have?

Most of the units I owned have room partners so they pay rent by their own individual bank ACH.

Start with that, then if those don't work you can venture into the Hard money and all the other fun stuff.you can always consider bringing on a partner as well, you seem to be able to offer the time and research needed.

Any investors interested in partnering?

I just want a passive investment and would partner with a strong operator.