Try to keep searching for local banks or credit unions (portfolio lenders).  

I've looked into a few companies and during due diligence found out that some HMLs aren't licensed but sell loans anyway which my attorney said is a huge red flag.Other than checking that a company is licensed and checking places such as Google and the BBB does anyone have any tips on evaluating trust deed investments?

I'm having a hard time figuring out how to go into partnerships with them.I've searched around and it seems like most the conversations about partnerships are either Investor + Buyer or multiple equal partners going in together.

I'm actively searching for my first house hacking opportunity.

google is your friend

I can’t easily find that thread on my phone, but it’s here if you search for co-signers and student rentals.

If you have no idea of where you even want to start, go online to Redfin, search FSBOs in your county or zip code and start there.

Without meaning to sound harsh, you really must research this stuff *before* you find yourself in the situation.First thing you need to do is research (via Google) your county and state rental laws.

I googled reviews and came across this site and so glad that I did, thank you for all who shared their experience. 

So I've been looking through different websites searching for multi-family properties and practicing to analyzing them using the BP rental calculator and every calculation I've done is nothing close to a deal.