None of my cash in deal structures?

[Robert Hainsworth]

Good day,

I am a real estate and corporate/commercial lawyer in Edmonton, AB, CAN.  On the side, I am trying to create a nice real estate portfolio.  I am a recent graduate with no savings.  I am considering some joint ventures on the following terms:

Investor put up the cash for a downpayment and cap-ex/vacancy fund;

obtain financing in both investor name and my name (or corporation);

create JV agreement that protects investor downpayment and initial contribution;

I manage real estate;

Net revenue split 50-50; and

Net equity split 50-50 after initial investment paid back.

I have not had any luck with this yet and wondered if you all have any opinion on restructuring this to be more appealing to investors and/or better for the venture.

All comments are helpful and thank you for your time.

R