This might actually be a good time to find deals as some sellers might be more motivated.

Finding a lender in 2nd position on an investment property is extremely difficult in todays climate.

Would love to find someone knowledgeable on which buildings you are able to STR etc.  

Been doing this game for 20 years...work your job, visit and help your mom, then find time to fix up your rental...always always family first without regrets or self inflicted anxiety. 

Purchasing a property with "next to nothing" out of pocket means you would need to find an exceptional deal. 

I had just finished a course @ my local REIA, "How to find the hidden gems" & was EXCITED about putting it into practice right away to do a deal!!

And I’m fairly driven right now to provide affordable housing for my market, but still have needed to increase by 50% at times.

Maybe you could find a smaller home with the ability to add on an ADU or garage conversion?

About to close a deal all cash for $1.46M and was going to get a cash out refi after to take out about $630K in cash. A friend in lending told me I'd get better pricing if I have private lender do a $630K loan, record...

Based on what you've provided here, I'm going to assume the partner is a friend or family member- and not to rub salt in a wound, but most people think that makes a contract LESS necessary, which is the total opposite.