I decided not to renew one of tenant lease , the tenant did not provide me her email for me to send the welcome package and the non renewal lease notice. 

Please note, based on the numbers provided you will not be cash flowing. 154k loan amount - 30Y fixed  4k in annual taxes & Insurance 7.75% Rate Monthly PITI Payment = $1,436.60Your estimated rental income is only 1k-1.4k per month.

I'm looking to buy my first property as a house hack ideally a 3 or 4 unit, and I have what could be a 3-5% down payment saved right now.

I have over 50 doors but have basically done it the old way by saving up down payments etc. and buying extremely distressed and sweat equity Ing them back to life.

It would only cash flow with a really large down payment.  

Use the $40k as a down payment on a $160k duplex

After seeing several "market crashes" of varying degrees, an experienced lender will not lend 100%..particularly on a non-owner-occupied investment.

And that's just the amount to meet the minimum threshold for itemization, you realistically don't start seeing any benefit until you hit those initial thresholds which is a lot of interest payments. 

Instead of asking for a full 100% from a partner, just raise money from private lenders to cover the down payment and make sure you work with a hard money lender that allows you to get your down payment from somewhere other than your own bank account.

Just my humble, non-cpa opinion!