Hi, I am attempting to develop something similar to this on an R-5 lot in Atlanta.

Put them on as a minority member of your business entity/ LLC and you'll have no problem using their funds with just about any lenders.

Currently getting my real estate license to help me out on investing.

I have been investing in the central Pennsylvania market since 2016, mostly focused on Harrisburg, PA (midtown, uptown and the suburbs), Carlisle, PA and surrounding areas.  

I invest in OOS properties so just curious on what the benefit would be.

+1 on @Andrew Steffens.

I've wanted a ratio of faster cash flow (60% of portfolio goal) + more appreciation (40% of portfolio goal) and have been stuck on the "how do I find partners to help with capital down payments/investments?"

On the other hand, some new stuff is superior.

If the cosigner/guarantor owns real estate for example, any unpaid judgement will become a lien on that property and raise the odds significantly for eventually getting paid.If the cosigner/guarantor doesn't have assets like real estate to go after all they are offering you is a promise and last I checked you can't cash a promise!

Don’t assume they are valid, especially if your borrower uses unlicensed contractors, but understand what’s going on and what you might eventually contest or pay.Verify property taxes have been paid.