I have 10 years of experience in retail real estate and a couple of partners who are interested in investing with me.

That is a safe harbor from the IRS with a couple of caveats. 

Quote from @Bailey Rentz: I've used Stessa for a couple years and I just can't take it anymore. 

There are a couple of others less commonly used. 

The higher credit is attractive, but what if the couple's income is 3.2x the monthly rent and the single woman makes 6x the rent?

After a couple years and a couple different programs I can confidently say skip them all except Vena Jones Cox's the Guru Manifesto. 

Quote from @Collin Luckett: I have a couple houses I’d like to put under contract as fix and flips and would like to you private money lenders to help fund.

I see you trying to pull one over on a couple of people...

Hey, Jaycee, I've only been running it for a couple of months now since I closed but it's been doing about $6000/month in gross rents so far, this month will very likely be closer to $4500-ish since it's by far the worst month of the year for rentals in that area. 

A couple of issues you need to be aware of are any ordinances that are in your town or coming up.