Why not just get a JV partner involved for funding of the downpayment.

Next time maybe consider partnering with a Builder/Developer to create something on it.

High quality partners in a market with relatively low purchase costs and healthy rents.

If you can’t afford that even with a loan from your partner instead of selling them 25%.

My focus is on properties in the 10-40 unit range.I am looking to connect with and learn from other experienced investors, operators, and potential partners who are active in this region.If you are investing in these markets, I'd appreciate the opportunity to connect and introduce myself.Thanks,PatrickKY is my market.

If you need more to do the rehab, perhaps instead of partnering, you could get your former boss to do a personal loan. 

Yes, both partners can qualify as materially participating if you follow the rules correctly.Given that your friend would live in one unit, there’s also the question of how lenders treat the mortgage — primary vs. investment property.

The sole reason would be to bring on a Private Money Partner for down payments, who at some future point could sell that share of ACTUAL real estate to me when there is enough equity to cash them out and have then turn around invest in ANOTHER real property investment via 1031 Exchange using a TIC.

I’m also hoping to connect with other investors, agents, or partners active in the area.Thanks in advance for any insights — really appreciate! 

It's one thing to come on here and ask for simple advice or find partners to work with.