I’m currently active on BiggerPockets to connect with like-minded investors, exchange ideas, explore potential opportunities, and provide opportunities through my network to collaborate with others.

In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do?

At one point years ago, I toyed with the idea of owning giant apartment complexes in multiple cities.

Basically they'll come up with reasons as to why the "guarantee" doesn't apply to your situation. 

I've found many properties with title issues wind up with unpaid property taxes so checking on delinquent taxes, tax deed sales and lands available for taxes might help you identify some.

There is a lender finder that you can use to get connected with a few.  

If you are in the Tampa area and plan on purchasing there, I highly suggest you connect with @Josh Green.

I've never worked with them but I recently heard about them through the Milwaukee REI grapevine.

After talking to another family member they said they would be willing to go in on the duplex and offered to pay the $40,000 down payment and help with any repairs but they want to be "partners" or "own" a percentage of the duplex.

Theres nothing wrong with that.