I've bought several in the past few years at 8-10 caps and they have decreased already and the market is not even booming yet.

Used PSI last year, they did a bad job, the snow wasn't even bad last year and with several attempts asking them to do better within the terms of the contract, they still sucked. 

But even to this day the money is always the winner not me.. thats how you raise significant capital ..

I don't want to step on any toes, but if you're not working with an agent, I'd be happy to help you, but even if you are,  I'd be happy to talk with you about the Redding area and answer any questions you might have, etc.

OR even less risky is investing in bonds/CDs, etc.

Then it's even cheaper.

And do I have to go through my brokerage even though it has nothing to do with them? 

Even a LOI is not strong enough to start spending time, effort and MONEY on due diligence.  

Finding someone who can offer me better balance is the primary motivator but I figured if someone is going to invest their own capital then they will take their responsibilities more seriously than someone who doesn't or even someone who merely raises from an outsider. 

First thing I'd look is the zoning for that property to ensure ADU/multifamily is even possible.