Also, I am assuming since you house hacked that you only did 5% down, which then increases your mortgage payments compared to 25% down buyers.

investors need to understand what they are investing in, not just look at numbers and assume.

Of course the last few years were an anomaly, but it's not crazy to assume that this trend will stay true going forward.Congrats on your success though!

I assumed since they would profit too, they’d guide me correctly.But what they didn’t tell me was that on top of the $10,000, they charge nearly $200 per month for software to "learn" from.

If he must attempt to get the low interest rates of 2021 on this deal, I suggest that he instead look for assumable loans.

I would ask a realtor for their preferred lender and just go with them assuming I have a few other quotes and the lender is competitive with these. 

Creative financing options like seller financing or assuming a low-interest FHA loan can also help you secure better terms.

A deal this small wouldn’t make sense as a partnership unless the original intent was to scale and grow together assuming this deal works out.In regard to the financing, if you can’t get it on your own without someone else’s balance sheet and income then it would be very difficult to untangle that partnership since he’d be a personal guarantor right along side you.  

Assuming 7.5% interest rate, the negative leverage would require you to put way more than 20% down just to break even.  

There's other items such as this where it may be helpful to talk to a CPA/EA for a little tax planning, especially since you'll likely get caught up in the passive activity loss limitations if taking bonus on a single rental property as I often see.It's also useful to mention that even if you do the cost seg study (I'm assuming you're doing one to be talking about this), you'll still benefit from accelerated depreciation in the form of shorter useful lives on the assets where you received bonus from.