You can use any entity and partner through that entity, various Trusts, corporations, your tax positions matter.I suggest you begin studying general business entities, joint venture partnerships, general and limited, LLCs, etc. as each carries different liability assumptions, accounting and responsibilities of the parties.

However, what would I offer to the partner to make them want to joint venture with me??

Inherited property, wedding rings, joint interests, tools of the trade and other assets may be exempt from liquidation.

Can't buy another property for at least 2 yrs who can show profit on tax returns and therefore a healthy debt to income ratio. 

However, what would I offer to the partner to make them want to joint venture with me??

Does anyone have a joint venture agreement for a buy and hold rental that they can share with me that's good in the state of GA? 

If you are partnering with people you know in a joint venture situation, you have a couple dollars in the deal and a percentage of the profit or loss then you may be ok.  

Larry is on target, leasing from dad isn't going to build credit, have her buy as a co-borrower, and be in title, joint tenancy with rights of survivorship in Mo.

The 4 BR 430k properties would each yield 20k/430k = 4.6%I want to diversify into these properties since I have healthy fear of stock/bond downturn, and I enjoy the work (had a few rental homes in my past).

Secondly, since its much more difficult to qualify for a refinance with an investment property, would the chances of me qualifying for a refinance on a property be greater if I can get a cosign from someone who has GREAT credit and a healthy set of assets?