It doesn't make much sense to sell it as you will most likely never see those low interest rates or won't see them for tens of years. 

Exciting perhaps, but high volume, low margin contracts.

In most cases quality PMs wont do super low level areas, leaving incompetent bottom feeders.

I think you will find it challenging to execute BRRR on a 65k property because banks don't finance that low.

If there is a low balance on the 401K would you guys suggest liquidating it?

She knows and trusts the two potential partners so she has finally gotten on board with doing this deal -- so I'm wondering if having a low cash on cash and depleting my investment reserves is worth it to get her on board the real estate journey and have her contribute capital to be able to scale faster with her help later on.Any advice is appreciated.

Rates are super low today, often 3% or less which includes the rehab dollars.

If we bought another house the mortgage would be low 7% interest and on a 350k-385k home our mortgage would be about 3 thousand (Anything cheaper is a less desirable location or unlivable).

-Dave I've seen some carriers start as low as $50,000 but I'd recommend requiring $300,000 - the monthly price difference will be negligible. 

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.