also, I am exploring different funding options including HELOC, HEL, etc.Given current rates are quite high and sticky, how do you recommend to utilize these funding options?

Guess it does not make sense to have a prospective tenant run their credit/background when it’s included in their Zillow application?  

I agree with Ken - We started about a year and a half ago and always include discount codes.

Any specific clauses that should be included in the case someone bails and the other 2 have to be responsible?

I agree with BillB. in addition to, you must include in your new lease a requirement for additional tenants.

BUYOUT CLAUSE:2.1 Term:This partnership shall have a duration of 10 years, commencing on the effective date of this Agreement.2.2 End of Term Meeting:At the end of the 10-year term, a meeting will be held where both parties shall vote on options, including a buyout, selling the properties, or continuing the partnership.3.

I will bet I can send you some great deal, but you won't have the ability to know they are deals because you don't have the experience to do the math.The biggest problem both new and experienced investors have is nobody watches our backs because everyone has their own agenda and the greed more money.What you need is to do is; rather than banging your head against a concrete wall, post the properties you are looking at, write as much detail about each property as you can including rehab costs, rental income, how much you can increase rents and then let people give you their opinions and advice.Here is a serious problem with people who own their own business and then we wonder why some people are successful and why some are not. 

What many investors are learning is that this leads to terrible outcomes including paused distributions and loss of principal invested.You are technically correct that debt will always multiply returns.

Including Sedona, Scottsdale, and Paradise Valley, all in Arizona. 

I think the main steps include filling out and submitting an application and then attending the hearing the following month to have it voted on.