Not sure how or if to proceed

[John Bouter]

I am trying to start out as an investor with no money and not too good of credit. I want to dive in head first but not sure if i should or not. While trying to find a good deal to present to a possible investor I came across two, what I thought were decent deals. The first being a duplex with room to convert the attic to a triplex listed for $79,900, monthly rental income of $1450 a cap rate of just over 15% and what looks like a NOI of just under 14k. The second deal is a set of 12 apartment buildings with 8 units in each 24 1bdrm units 740sq ft, 60 2bdrm 1 bath units 850 sq ft., and 12 2 bdrm 1.5 bath units 900 sq ft. The list price on this property is 5.1 mil with a cap rate of 6.62% and looks to be a NOI of $337,000. for the second property I know I am jumping at something very high but if you don't reach you'll never get right? If I can get the second property for 3 mil and can secure a partner who know what they are doing for the upfront cost cutting them in for 60% of profit(after all costs including loan payment is made) to show me the ropes just for 5 years and have the hard money loan for 3 years. If I then sold 4 of the 12 buildings for $300,000 giving me 1.2mil, 1mil to pay down loan and 60k for partner and 40k for me. As far as the first party goes I have no clue how I would go about getting financing for it or if it would be worth it. Any and all help would be greatly accepted.