That being said, I am more concerned about your assumption that putting $5,000 into the property will result in the $35k value increase you have in the calculator

He has other cash flowing properties and lives a frugal lifestyle so he does not seem too concerned about replacing the income from this property or have much plan for the proceeds of this sale.

I also share @Scott M. concern about the lack of deposit.

I particularly like the way he addresses the potential investor concern about the impact of inflation and the reasons that multifamily continues to grow. 

If she is making the claim she needs to back it up if you have concerns. 

Any pro tips on partnering with friend, what expectations/rules should I set in place from the start, any negotiation leverage given I might have more responsibilities and any concerns on partnering with someone who doesn't hold citizenship or greencard in US?

This is concerning a property we have under contract in Minnesota.  

This is concerning a property we have under contract in Minnesota.

I got your post mixed up with another post concerning LVT

House hacking a multifamily seems like a great idea, but in the Boston area, with the 5% I can put down, I'm concerned about cash flow once I move out, not even mentioning the lack of inventory right now.