He tells me some didn't show up, others weren't qualified.  

How might a mortgage be structured if I qualify for the mortgage but I have family who would like to partner on the transaction by contributing the downpayment (20-25%) Can you go conventional on an investor property with this situation?

I don’t qualify for delayed financing so leaning toward portfolio loan for all 3.

Seems like it could be a handout for investors who have properties that already qualify. 

In this deal, it sounds like the other party found the deal, is bring the rehab skills and will be making the decisions on what value to add to make the most profit (the experience). 

Given that her lease expires at the end of July '18, I want to get something signed stating that she will move if another tenant is qualified and moves in prior to the end of her lease. 

I just hate to see these young kids spend what little savings they may have or run up credit cards when they don't really have the skills..its just like when I had my real estate brokerages over the years... only a certain amount made a living out of it. less than 50% of agents who try..

Any you can still use rental income to help qualify. 

What is a Qualified Opportunity FundA.

The full mortgage debt will be counted against you for loan qualifying as you are the only guarantor listed.