Conventional loans that use your debt to income / DTI to structure the loan require 12 months seasoning to use the new appraised value for a cash out refinance.

Would you have any recommendations on how to structure this private money loan that makes sense for the lender?  

Agree with @Chris Seveney- people LOVE making their ownership structures so complicated when you can mitigate risk in so many simpler ways. 

Keep it simple versus some of the esoteric structures being pushed.  

Expect to allocate less time  towards management functions if self-performed or more favorable management fee structures if 3rd party management companies are utilized (which ties back to #1, as well).

In case helpful the below covers more about how DSCR loans are structured. 

Being new to a partnership like this, I would love to hear everyone's thoughts on a fair way to structure the partnership? 

Where if we use our own personal funds (not funds acquired from our spouses or from our marriages) our business would be strictly ours and our spouses have no claim to it should one of us ever divorce from our spouse. 2) Invest with my husband using the equity from our home but I want to have a business structure that is separate from the marriage where we are both partners and we are paid for our individual contributions to the business.What type of business partnership could I have with my husband that can be setup in that way?

Imagine you bought a property for $2M.The land (excluding any structures) is valued at $400K.Since land is not depreciable in the eyes of the IRS, we subtract the land value from your purchase price to get your depreciable basis.Your depreciable basis is simply where a cost seg engineer starts from when allocating your eligible assets into either 5, 7, or 15 year property.In the scenario above, your starting basis would be $1.6M since your basis = your purchase price - the land value.Having an accurate land value is essential to getting your depreciation/bonus depreciation calculations right.This is the starting point for any cost seg study that you do.

Avoid lenders that want to escrow your payments at closing, this increases your cash to close drastically and, in my opinion, is not the best structure even for new investors.