June 1, Would I be able to refinance to a traditional type mortgage or any other low interest mortgage to pay off hardmoney lender but be able to hold on to the property at a lower rate until it sales? 

I know people in Ohio (Fremont), the landlord friendly state it is, the low vacancy rates and the employment opportunities near Cleveland drew me in. 

It came out nice and gets top of market rent for the size and neighborhood, which is a low income area in transition.

@Justine Scheuher I'm with everyone else in that your partner should receive a pretty low stake, or just pay your partner for services rather than give away equity. 

I want my payment as low as possible so that cash flow is generated by the 4 plex so that they pay for some of there own repairs over time.

That usually translates to low cost low touch. 

I wanted to do an objective analysis so I figured out what parameters were most important for a reliable, cash flowing market (Low price/rent, positive population growth or influx, and job growth) tried to quantify them in widely available statistics and put them all together for the major (and some data for minor) metropolitan statistical areas.  

We asked a lot of friends and family to give them a low rating on Google to start.

On the bright side, San Diego is a landlord's market to command high rents and interest rates are still historically very low so buying a 2-4 multi family property and using the BRRR is a great option.

I always went too low, even after adding in a 15% "WTF?"