I guess, you got lucky that your administrator happen to have CPAs on staff and is not afraid to offer tax service.As far as the difficulty of finding good information on UBIT - correct.

In both cases with HML/PML you’ve got to have ‘skin in the game’ and they will want to see you have plenty of ‘reason” (money on the line) to simply not walk away from the property.

There are many ways to skin a cat, so take a few different paths to get there.

If he is also investing, that means he is also putting in skin in the game so that hopefully means you can trust his calls even more. 

Or you need to have cold hard cash, which I have some of, but clearly not enough to have any skin in the game.Because of the market here in Boston, I am starting to look out-of-state (within 1 hour's drive) for more opportunities, but the competition is similar.

i am wondering how it is cash-flowing with 15 year mortgage. i am just having difficulty to find anything that cashflow even with 30 years. 

There are lots of ways to skin this cat, but keep in mind that overleveraging your investment adds an extreme amount of risk to you and your investment and it also hinders the cash flow as you have more debt to pay each month.

Some lenders do allow this, but will still require that you provide a certain percentage of the down payment with your own verified funds... skin in the game.As @Charles Carillo pointed out, if you are forming a new entity, do it as partners and make it easy to source from the investor's account. 

How difficult is it to get a commercial loan for a multi family property, for the first time?

My concerns are the 0 down, which leaves me nothing to go buy something else, and with them losing money every month, and having no skin in the game it leaves the possibility of a tenant trashing it and they walk away and leave me having to foreclose and rehab the property.