The house we live in has a 15 yr fixed mortgage of $1,600 at 4.1 interest but it is only 2 bed 1 bath just under 1,000 sq ft.

I go to REI meetups in Oregon where I live and Arizona where I invest.

I live far away so we'd been talking about me putting down 67% of the down payment with him putting down 33%.

We live in a college town and could rent it for $1200-$1500/month afterwards.

It’s possible I did a poor job of explaining this, this isn’t really a service for investors per se’ in fact I would probably in an ideal enjoy doing this more for primary home buyers, this to me is an alternative to the 2.5% commission model, you cut out the most time consuming and often in my opinion least valuable part of the job which is showing people around and opening cabinets and seeing if they are soft close or not lol (I presume in this new world there will be more open house, more showings by listing agents, possibly more services that allow buyers to show themselves houses like the Redfin does on some of its listing) because of that plus the guarantee of getting at least something for your time allows you to theoretically charge much less while still providing the important parts of the job, like you should consider this area, let’s go over this home inspection repost, here’s how we should craft an offer etc, even spending time explaining rent vs buy calculation and personal finance etc, plus the being able to be paid regardless of your advice, I’ve had countless clients who has just a myriad of bad ideas I’ve talked out of, but of course you don’t get paid for that in this commission structure.

@William Hutchmaybe start with a live in flip a bit away from the cityi would not partner with multiple people on your very first one - that seems like a disaster waiting to happenhigh rates are just where the market is right now

Once I complete the 1031 process can I live in one of the units while the others are being rented or will I have to wait a while before I do that?

I have 1 tenant on S8 and they’ve been great besides the fact the home is dirty and they live like a hoarder. 

Its not clear from your post if in fact there is a tenant living in this basement area ? 

Unfortunately, we bought the home when the rates were at all time lows, so selling or refinancing are not at all ideal at this time (I have been living in the home, she never ended up moving in, I'd prefer to stay with or without her at this point).