I'm very grateful to have educated outside opinions.Ultimately, I'll likely trust the repeated advice above to abandon the partnership, but for sake of fully exploring this option, I'd like to provide a little more reasoning as to why I'm pursuing a partnership and at least confirm that it does not change any of the above feedback.There's smaller reasons such as his significant other's family actually does rehabs for a living and would likely provide more of a "friends and family" rate for any potential projects and renovations.

I am close with a good agent in TN, so I'll have to explore more with them as to what is possible in the area.

I would love for us to explore this topic further and see what possible business model can be done, and if it’s good I’d love to see others do it because the average home standards right now aren’t great in my opinion.

I also have another property that i'm interested in, but it's through a very reputable turnkey company and it's out-of-state. 

After searching for 6 months, I had to start exploring out-of-state inventing to boost my networth. 

I think in general when purchasing investment property outside your residence, it is always best to consider and explore taking ownership through an entity regardless of the programs/grants available. 

Happy to connect and explore refinancing options

There are options to explore before selling and starting over. 

Why should a high net-worth, highly experienced investor put their time, money, experience, reputation, and resources on the line for someone with no experience?

Helpful tip: no reputable lender can lend on 100% of a loan (Max for us is 75% LTV or 25% downpayment).Hoping this helps a tad, but be careful out there.