Focus on the solution and you will be just fine.

I would love to have another investor or several so I can pull the trigger on these properties faster and not lose out on them.

For an escape clause, it will be very difficult to find a tenant willing to sign something where they plan on moving but are fine with having it pulled out from under them last minute. 

10% down you could pull it off Twice.

As he doesn’t have 2017 and earlier numbers when he managed himself except saying he pulled between 2-4K in cashflow a month.

Students each year whose credit history we need to pull.  

Without seeing the specifics, it's tough to provide specific solutions.

@Bryce Carroll 20% is the lowest you'll likely be able to put down to pull that off but it's totally doable.

I can make this happen from pulling from some retirement investments and a HELOC, but these seem like the last resort as it would hinder further deals.

I'd love to go over one or two actual notes with a veteran and ask my questions and make sure I understand before pulling the trigger.