My friend wanted to lend me the money for my investment property at the same interest rate as Guidance and I would pay him a fixed rate monthly and we would both own the property until I pay it off. 

Yes that can be an option but at the moment right now i have a deal in the works where i would need more then 50K to be able to make the numbers work I also recently went to a random bank and got a LOC for up to 50k at 11.5% interest rate with no fees.

So far, I paid below market rates because the building was severely under managed. 

Also, to what degree are people reacting to the new insurance rates?

Its clear that we will need to find a way to increase the occupancy rate, to be able to make profit.

So, it becomes a much more palatable transaction with a ton of upside.He sent me the rent rolls and all the expenses, all rents are at market rate or slightly under but all units have so much growth to have with updating outside/reno bath/kitchens.

Is this the going rate or am I overpaying.

He has a 5.5% rate, which is assumable, but FHA guidelines would require owner occ. 

i.e. if you had a $190,000 hard money loan on House 1, you'd be able to get 80% LTV no problem with no seasoning requirements as rate-term refi

Your Contractors Liability and Workers Comp are likely to be rated based on payroll.