My DTI etc wouldn't qualify at a bank.I want to find a way to basically have a partner supply the entire down payment, we share profits for 3 years(it would mostly go to my partner) & then I own the building and continue the mortgage payments for 27 years alone.I will have to call some lenders on Monday to see how we can do this.

My local apartment association supplied me with the lease and you'd be surprised what they've had to deal with and it shows in the lease. 

Markets are based on supply and demand, at least as long as we live in a capitalistic society.  

I am on the look and supply is super low.

I find the Huntsville small multifamily market to be very limited supply and generally I don't like the numbers.

Do you buy your supplies for the contractor?

(Ie, Vancouver, where population is growing by 5-7% a year and supply does not catch up to demand)- renting it out can take longer in a large development as you are 1 of perhaps 50 identical apartments for rent (if you’re on the southeast corner, all the floor plans on that corner is the same layout) - selling it in the future can be the same headache (see above)- some of the properties come with all the bells and whistles, such as rental guarantee, deposit incentives, free upgrades and etc, so do not be afraid to ask if you do decide to go ahead.

Since the tenant is supplying all the money to pay off the mortgage, etc...that leaves ONLY the down payment as your actual cost. 

I purchased most of the supplies independently, to avoid paying for more than labor.

Prices drop when there is an over supply of inventory.