Lay out the deal and numbers in detail, lay out what you bring to the table and what you need a partner to bring to the table in detail.

I bought 300 tables and chairs and two massive tents and a dance floor.  

Made many mistakes along the way, yet the "law job" kept food on the table.

My partner wants out and the option to buy her out is on the table.  

Most any business is as such where even owner/members/partnership are paid their salary/wage before profits are splits.However, then what do you bring to the table? 

Tell him what your bringing to the table.

Creating strong relationships with agents so that we can help each other only scared me because right now I have nothing to bring to the table and I don’t want to seem like a free loader or anything.

Elimination of "Step-up in Basis" is also on the table with Biden's tax plan.  

With all that being said are there any rental lenders for beginners that anyone would recommend for someone who’s credit is fair, has no extra money to bring to the table, and is looking for a higher cash out allowance?

Then when you sell in a year take stock of where the market is and pick the course that resonates most with you as an investor and presents the greatest profit opportunities.And actually that includes leaving the 1031 on the table.