If you have a solid successful partner for the restaurant business I wouldn't count it out but I'm sure you're going to have to put in more time.   

In a way, they are your partner in the project.

The spread enables me to get low or no cost insurance.Lastly, this isn't my personal example but my partner used notes to pay for the addition on his house.

For example, say I want to partner with my brother who is an investor.

Your ARV LTV is between 60-65%, which is bread and butter to most lenders also.Talk with many lenders and find one that matches well with what your strong points are (credit score, potentially income, potentially reserves), that you believe you can work well with (responsive, knowledgeable), and that has some experience to complement your lack of experience.

Make sure the HOA is healthy and reserves are strong when researching communities.Regarding the Tenant, don't feel bad about raising rents. 

My business partner and I just signed up with BiggerPockets and we're looking to build our network here in southern California.

And then you can see how it fits with your partner or team.

Moreover, due to the high downpayments these types of properties requieres I would need to find a business partner.

I would strongly recommend you try to discern that first or communicate these concerns you shared with us with him, and give him a timeline.