I'm looking to buy and hold 2-4 unit properties and I'm willing to partner up if interested.

I strongly advise you to shop around. $650-700/yr or $55-60/month sounds more reasonable.

If someone could point me to some beginners reading materials, and possibly recommend a strategy to get some skin in the game (i.e. how to get a JV money partner) I would be very grateful! 

We will be equal partners.

Hi Gem have you visited AZREIA as that is a great place to network and find active investors to partner with and hard money lenders outside of BP community - let me know once you are ready for off market exclusive deals as I specialize in city violation , probate and fire damage deals 

Through my local REIA I found a fantastic partner, with all cash purchasing power and is able to do their own (quality) work.

I would side strongly with your friends (I believe the technicality on OO isn't being there full time, it's like more than X amount of days for 1 year or something.) so I would say maybe not "move in" but make sure you have some stuff to stay there when you have vacancies.

The Book on Investing with No (and Low) Money Down is next on my reading list, so please don't just reiterate, however if you strongly feel that one form of getting money is better or worse than another, I will be more than happy to ready why.Cheers,Kelsey

Sounds like you've mitigated your risk significantly by only being a silent partner.  

Do you need a partner!?