Then I can start investing with minimal buy in.

My understanding is that the city wants to minimize the lead content of areas in a home that occupants have the most exposure to, hence the testing is on walls, window sills, and other painted areas.  

I have been audited by the commission (the result was minimal issues to address) and it is no fun.

On one hand, paying all cash minimizes risk and lets me reinvest profits quickly.

Purchase a SFH with cash (from HELOC) $114,000, minimal repairs around $3000 if that.ARV: $152,000I have a bank that will do "delayed financing". 80% LTV up to $114,000+closing costs. 30 year fixed at 5% or 15 year at 4.1%I should be able to get all my money back if it appraises correctly.

There should be mechanism to minimize duplicate or a question that's not having too much context. 

I also understand id be splitting the reward/ rent but that's why I think if I can pay 50% with him or 100% alone then is minimizes a lot of my risk. cast your vote and help me out, ahah I'm new here and to the world or real-estate so take it easy on me please.

What percent of GPs making capital calls will actually manage to minimize losses vs GPs that end up loosing all that money too for the LPs? 

This will at least minimize your tax bill.

Yes people lose it all, typically because of over leverage or crazy events like 2008 - but if you also have cash reserves you can offset any downside to minimize risk even moreWhen people start using lines of credit and seller financing at 90-100% you are correct those people have a very high chance of losing it all.