I have a house that is a two bedroom one bath property with a decent size lot.

Again starting out seems like the harder part - especially if I've never done it before . aside from my own townhouse (In CT)  - That's the only property I own and have equity in .

Small town lender familiar with the property.

My rental property is in Los Angeles county.

The loan approval is based on the property’s rental income covering the mortgage—making it easier for investors without traditional income streams to qualify.LLC Protection: Many DSCR lenders allow you to hold the property in an LLC.

I have a rental home and another person wants to invest $100k and become tic and share in costs profits etc when I receive this money does the irs consider it a sale of the property and taxable or an investment and n’ont taxable?

Sounds like the BRRRR method could be a could way to go about that if you're open to properties that need some TLC as opposed to ones that are turnkey. 

I have been managing this one property where everything has been going well and housemates have been happy and even renewing their lease for the past couple of years with no complaints.

Anyone else challenged to find tenants for your property?

We're based out in Doral and currently running a company that offers property management solutions.