I assume that since his properties tend to sell in a day, or two tops!

If you can find one that is more equitable and transparent in adjustments of the deal flow components, they may tend to care more for all partners, so keep them close.

It tends to be the time wasters.

Many people who are first time real estate investors tend to have a lot of questions on how to make the most amount of money from their investment property. 

Leverage is risk and when things go bad, those who are leveraged the most tend to lose the most.

I tell him your going to lose your money dude.he tells me I am nuts the last owners were slumlords and did not treat the tenants right.. he is going to put in BBQ pits BBALL hoops  new jungle him really treat these folks nice. etc etc.. he dumps 600k into is so now he is in it 900k plus interest and taxs . his plan get it to 80 to 90% and dump it..

The trick to me is getting in in such a way that you can stay in, through thick and thin ... beyond that, the market and your tenants tend to do most of the heavy lifting on your behalf.

If the tenants are basically good human beings and want to get along and have a nice place to live they tend to get along better in a multi family environment.

I would reach out to your local community banks they tend to loan their own money and loan on smaller loans like $50k properties. 

You live rent free and own a property, but you're better off keeping the single family home as they tend to appreciate more in value.Also, not sure if this is what you want to do, but look into getting a home equity line of credit (HELOC) on your primary residence and then doing some remodeling work or building an addition to your home.