I went through something similar - evaluating what accounting and tax solution to use after I got to 3 rentals/2LLCs and wanted to stop using spreadsheets.

The response rate in direct mail is similar to sending out cold emails to people.

Appreciate the feedback, checked out your post and yeah I've had similar with roommates in the past.

If I put myself in the shoes of the outside partner/investor friend, I would be very concerned because: 1) unclear and/or potentially conflicting business plan, 2) even with clarity in the BRRRR business plan, unclear in the viability of pulling it off with these market conditions, 3) the chances of dispute seems very high, especially if you're going to live in. 4 years ago, I went through a  similar thought process when purchasing an investing property with mainly my family money, while considering an outside investor to rehab for higher STR ROI... 

Once you find a lender that finances properties similar to yours, start building a relationship.

Similarly to what Mark Cruse stated above, provide dignified housing, respect your tenants, and either have a good PM or make sure you are updated on the regulations and best practices for placing tenants.  

It was in rough condition, which limited competition and made it a strong candidate for the BRRRR method.Negotiation: After analyzing comps and repair costs, I negotiated a $420,000 purchase price, which was below the market value for similar properties in the area.

I also had a state corrections officer that was similar.

@Griffin Malcolm I have a similar situation (except my lots weren't free, lol).  

Similarly, if you put several Class D tenants in a Class A 4-plex, what do you think will happen to the property?