@Austin Mize partnerships have some amount of stigma because of a few horror stories about families being torn apart thanks to failed joint business venture, which does happen, but partnering is also a very common way to invest.

BUT you can still exclude a 250k or 500k gain (if married filing jointly).

In 2019 I purchased my first property in Ottawa as a foreigner, which was registered jointly with my wife (we own no other properties worldwide), I bought it cash no mortgage, it was an off-plan condo and we just took occupancy last month and currently it's my wife's primary residence.Through the past year, I was always looking to start my own real estate business that could generate passive income so I can free myself from my current 8-6 job.

I have a few properties that I have my eye on and a few end buyers waiting, I’d love to joint venture with someone who knows the process!

Have you reviewed the current month to month lease or estoppel certificate and verified via bank ach/etc that they are actually paying? 

The key is to make it clear that all tenants are jointly and severally liable for the lease.

So it sounds as though we wouldn't form a joint entity at this point.

I've been going about it the safe and slow way, but I've realized in order to get what I really want(apartment building) I'm going to need a lot more money.Ive flirted back and forth with hard money but I am reconsidering it now BUT I'm also considering a joint venture entity.

Three evictions in 17 years, rent collection is automatic via ACH, maintenance is always preventive so late night or emergency calls from tenants, etc.I have recently changed to having only one group showing a few weeks after the current tenant gives notice that they are moving out.

If he is financially “strong” enough than you could buy something jointly (with dad) in the college town of your choosing/attendance with just 3 ½ % down using FHA financing.