We cannot put an LLC or both of us on title and wanted to know some ideas on how to structure the partnership effectively.

A self-directed retirement plan (IRA or 401k based) is still a retirement plan with all the same rules about access. 

I’m getting ready to rent out one of my homes that I owe, and I’m planing on managing my self because I want to get this experience as a landlord.

You'd be surprised how effective this is!

You are operating a business and as such should only care about getting the best applicant.To protect your self you should only be signing M2M lease, never use a term lease when dealing with strangers.

I have no effect on this.

That will at least show the effect each has on your calculations.I strongly recommend you get J Scott’s “The Book on Estimating Rehab Costs “ available here on BP.  

The epoxy self-levels and the urethane topcoat (if you even go that far, makes it more indestructible) is rolled on flat.

Also, the prices I'd seen were so reasonable.. but I've been thinking it might be smart to consider other areas.Im thinking we'd buy and hold forever, and just find a property manager that works for us, mostly because I thought that suited my personality and i like the idea of building a snowball effect of cash flow.

 Hey everyone I feel that I have bumped into situation and this is how it goes, I ended up selling my duplex Investment (cash) closing still hasn’t taken effect it is in process as of now I figured I’d use the finalize contract to show proof of funds and start getting Preapproved for my next investment which is a four Plex.