there are a few options for borrowing earnest money when you need funds to get a property under contract:Gator Lenders - This is a company that specifically lends money for earnest money deposits (EMD).

I was wondering if anyone had any advice for me for raising funds for investing?

The latter is the reason why most cannot get funds

That is a very low budget for the price of homes here.

I kind of stuck it to her by buying a duplex for a house hack but as time passed she came to see the wisdom of having the income to fund our expenses and renovations to the property.

Why would someone that already has a deal and funding need a 50% partner...

Also, the insurance companies are fleeing Florida so I'm definitely not making as much as I would from selling while things are still good.Talk me off the cliff or push me over please.To me, it all depends on the properties and what you’re going to do with the funds afterwards.

Can someone else recommend a similar low cost product that will hold up better in rentals, that looks like hardwood-ish?

How do you conquer book keeping if you both have to your personal funds into the deal? 

You do need to track your funds and keep financial records (quickbooks, excel, etc.)