Figure out ways to source off-market deals that are closer to meeting the criteria you are looking for (The higher your standards, the more difficult it will be, but that's the point of good deals).

I just need a go-to person momentarily….Thanks, coachable newbie 

I personally reached out to a local real estate attorney to draw up the contracts.

Go with standard size options, don't do anything custom.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.

Lenders will need to make sure the property can debt service at 1.25 or higher using all property expenses, property income, and depending on the bank, your personal income and personal debt. 

Partnership B will be 10% Person A, 10% Person B, 80% Partnership A.

However, as you stated, Memphis can vary significantly by street, so I recommend visiting the area personally and observe the specific streets and surroundings, or doing a zoom call with a trusted realtor who has physically been there. 

Relieves the landlord from liability for property damage or personal injuries caused by the landlord's negligent acts or omissions.To put it simply, if the landlord causes damage or injury to a tenant then the landlord will be responsible for it.

DSCR LoansThis is a perfect 30 year fixed loan designed for Real estate Investors that have trouble showing personal income or are capped at the number of conventional loans they can have.