I’m not planning on staying in this home for more than 4 years and when I’m ready to move I’m either going to sell it or use it as a long term rental. 

The Deal: - Need a growth story that is believable (value-add plan makes sense in context of asset and market.- Financial models need to  assume exit cap rates are the same or higher than purchase cap rates.- Comps support both acquisition and exit cap rate assumptions.

.- Use cost segregation studies to expedite depreciation of your properties to offset large income gains.Entity Structure- Choose appropriate legal structure (LLC, partnership, or S corporation) with consideration for different tax implications.Tax Credits- Explore available credits, like energy-efficient or historic rehabilitation credits.Qualified Business Income (QBI) Deduction- Check eligibility for QBI deduction, providing up to a 20% deduction on qualified business income.Record Keeping- Keep accurate and organized records for tax compliance and audits.State and Local Taxes- Consider varying state and local tax implications, including property and income tax rates.Tax Planning- Engage in proactive tax planning, consulting with professionals for a comprehensive strategy.Tax Changes- Stay informed about changes in federal, state, and local tax laws affecting real estate investments.Remember to consult a real estate tax professional for personalized advice based on your specific situation.

We were not educated in the work and financial planning for such an undertaking.

Alternatively you could possibly look into an SBA loan if you plan to owner occupy one of the properties (depending on your current role and whether its W2 or etc.) 

for a unique deal like this they might be more open, considering finding funding isn't as straight forward. just also be sure you have a backup plan for this property... what if they don't renew their lease at the end?

Originally, we planned for me to handle the down payment with my HELOC, and my partner would pay me 50% of the HELOC payment each month while getting his own mortgage for the rest (75% of the purchase price).But it turns out he couldn't snag a mortgage for the full amount.

The folks I know who work with them seem happy, but I know you have to pay for their strategic planning before they will onboard you as a client.

i normally don't worry too much about appreciation - what's your plan / exit strategy for the property?

I am planning too do padsplits in my current markets and know the best thing to do is add bedrooms and bathrooms but want to know if this will increase my properties overall value for a higher refi amount or if it won't change anything unless I increase the homes sqft along with adding the bedrooms and bathrooms.