For my rental I used craigslist and Facebook marketplace and had over 50 inquires just with the two combined. 

The plan is to sell him one of my properties.I currently do not qualify with banks due to my income to do a cash out refi.My plan is to pull enough equity to pay him a deal fee and enough to create 3 new rentals and combine my current debt all into a 30 year mortgage payment to allow me more yearly cash flow.I will still have ownership of the rental but he will be the owner on paper.

@Jonathan Ard , my advice would be to hold, and start bankrolling your next investment from the cashflow you're getting currently, combined with income you are able to bring in from other sources. 

I'd figure 8%, but his is local.CapEx and Repairs are usually ~15% combined.

Or maybe it's a combination of both?

Kenneth, do a refinance on the property for the combined amount and you will have one loan.

I'm pretty sure both banks would be willing to provide a combination loan that includes both properties, which should help if they have issue providing a loan on the $45k property. 

In your case if you use some strategic timing of your sales you could combine both of those sales into the purchase of a larger asset.   

It took me 3-4 months in Kansas City to find my first deal that had the right combination of location and cash flow.

And what if I got two jobs paying 50k combined 100k annually?