Low barrier to entry, low taxes, landlord friendly, and areas that appreciate + cash flow. 

How many real estate investor friends do you have? 

I have a potential partner who is a long-time friend.

A 50/50 split, while not uncommon in the world of flipping, is very sponsor friendly, relative to the typical syndication which will typically start at 80/20 or 70/30 splits, with a vast majority of proceeds going to the LPs, along with a preferred return that gives them 100% of the cash flow up to a certain annualized return metric.  

I believe single family homes will appreciate the best, and when you are young you are ok with doing rent by the room to friends or family to assist with the costs.

I believe you know my good friend Keiton Stender at the Mills Group.

From the architectural wonders of Downtown to the tranquil, family-friendly communities on the outskirts, there’s always something new to explore and learn.The city’s constant evolution means different investment opportunities are always surfacing, whether it's the push for sustainable living or a growing emphasis on smart home technology.

Tyler Deveraux, Ryan Woolley, and their partners and sponsors they promote have gotten students and their families and friends into horrific situations with neglected properties and take no responsibility for it.

rent out all the bedrooms to your friends. 

Just google the following: - special assessment - zombie condos - Florida condos (look for recent news)Since you are not living near the properties anyways, why not look in a landlord friendly state where the purchase prices are lower?