Max leverage would be 80%, with rates improving at lower LTV.Banks and credit unions are still offering strong rates on stabilized multifamily in the high-3's / low 4's, 75%+, 25-30am, burnoff or non-recourse, but may have less strict requirements than Agency

Even if you are a fix n flip investor and HML scares you, the best advice I can give you is to invest in a fix n flip property that cash flows strong enough to be turned into a rental property. 

I’m a strong believer that you will become the average of the 5 people you talk and hang around the most!

For example, if your partner is already a successful real estate investor, then maybe they will bring due diligence experience, mentorship for you, qualifications for a loan, relationships with realtors, contractors, lenders, title companies, insurance agents, etc.Then your value, for example, will be to search for the right property, manage the rehab, screen, quality, and lease to tenants, and property management.And you each bring whatever monetary capital you have for the deal.

However I'm conflicted because there are definitely things I am not strong at and dont quite have a strong grasp of that I would hope to leverage someone else's strengths to make us both better.

Write a strong-worded letter sent via email or mail and remind her that has violated the lease as it is and you can pursue eviction.

(in about 2 years)My goal will be short term strong price appreciation of the property/ies that hopefully will occur (as happened in Sparks Nevada) within a couple of years of the High Tech Employers opening.

@Kyle Wilkins The cashflow on this is strong, which I think why it seems appealing. 

Pittsburgh has a strong REA that you can find if you search through Facebook.

Anyway, AJ some people start this way but I strongly encourage you to keep with your thinking of adding value to other investors.