Unfortunately, cash flow negative investments are not sustainable, so your decision really becomes one of, how much negative cash flow can you support.You have to assume a lot of variables for these types of calculations but in general:[(Purchase price of duplex x % appreciation x years owned) - (closing costs from purchase and sale) - expected cumulative negative cash flow + expected tax benefits + equity from principal paydown] - [theoretical investment with cash on hand now plus monthly reinvestments of negative cash flow above for the same time period you us for years owned - expected taxes from theoretical investment]That exercise will give you the return or cost of your decision to house hack.

I would ask you to question the role of government as an active, caring helper for the people more than you have to date.

How much capital will each partner put into the partnership, how will the partnership equity be split, what roles does each partner play? 

I visit all my property every 45 days to change AC filters, bleach out the AC condensate line, test the water heater T&P valves, test smoke alarms, exercise stop valves etc...a quick 10 minute visit which was explained and agreed to on the lease agreement.Sent an email two days ago to schedule it for next Friday at 10am, no reply no acknowledgement. 

Make sure each person knows their role in the partnership and the business plan for the investment property.

My role will be a silent investor and owning half fo the business with him.

My job has allowed me to transition into a partially remote role which will require frequent travel back to Grand Rapids. 

Of course, if you are the listing agent (I'm not clear on your role) you may want to let the buyer make their won calculations of value. 

You want to make sure the buyer knows his role and know not to try to talk to or negotiate with the seller.

We have a HELOC that we may have to access.In order to pre-qualify for a mortgage and showing available funds, should we exercise the HELOC and get the cash in our bank account before pre-qualification, or is the availability of the HELOC enough to show the funds are accessible?