Question about securing a mortgage without a W2 job

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Thanks in advance for any/all assistance provided....After working for over 25 yrs as a marketing communications executive, I left my job in 2014 to stay with my father, who was ill. I haven't re-entered the job force in a full-time capacity since (so I don't have 2 years of previous W2 employment to show). I have $150,000 that I would like to invest in buy and hold rental properties. Conventional mortgage lenders state that I need as W2 job before I can secure a mortgage. I have a partner who would join me on a Joint Mortgages to leverage my 799 credit score, solid savings with her steady employment if needed. I'd prefer to avoid the high interest rates from a hard money lender. Is there a lender who can assist / provide recommendation. I live in CA but am also looking at RE opportunities in Chicago, Indianapolis, Georgia, and PHI. THANK YOU!!