I have to put 10% down on the purchase or $22k plus fees that can push it close to $30k down.  

To quote the infamous philosopher Kanye: “what you think I rap for, to push a f***** Rav4?”

If it's both then I would be paying around 45% of my profit in taxes which would definitely push me to continue BRRRRing as opposed to flipping.

I've found that you have to push back on these real estate professionals on occasion.

The bank will pay attention to where the money came from though, so if you need to split the downpayment, you may want to get that money deposited (or "gifted") to your partner well ahead of time. 

I used to push  more for estoppels, but I find that most attorneys and/or owners simple forge them or give them to you incomplete at closing.

I suspect that most are very similar, but obviously you will still want to study the state specific portions for the exam and take some state practice tests ahead of time.

Depending on the state laws, your tenant may not be able to get rid of his guest at a later date without going through an eviction -- would be good if he knows that ahead of time and has the tools available (ie guest being a subtenant, not a "regular" tenant). 

Why inconvenience the tenant because someone you are in a business relationship is doing things to push your buttons?

It can be exhausting trying to get this information yourself via the internet when so many "sources of information" offer conflicting reports or just blatantly try to push you through some sales funnel without bothering (or caring) to address your actual concerns.