Use the strategy hostage negotiators use like I mentioned above .

In fact, I preface every offer I make with a letter, actually, that explains how fortunate we are as industry professionals to be helping two parties with complimentary objectives on such a large and exciting (and sometimes stressful) scale accomplish their goals.

Would anyone suggest completing a formal business plan when starting a real estate business or simply understanding and following you goals and objectives?

Which sounds like a loophole fitting your objective, doesn't it?

In announcing plans for the center earlier this year, they described the new operation’s objectives this way: “Modernizes the Army for the future… will integrate the future operational environment, threat and technologies to develop and deliver future force requirements, designing future force organizations, and delivering materiel capabilities.”The Futures Command center is expected to lead innovation for the Army’s top six modernization projects, including improvement to its tactical missile system, combat vehicles and helicopters, defense teams and weapons.Army officials indicated they were seeking a high-tech, creative culture for the location, rather than a traditionally structured Army post.

Essentially, you have to figure out your circle of competence, your goals and objectives and liquidity constraints.

It seems you have shiny object syndrome and just go from one idea to the next.

Anyway, I am certainly interested in finding others that have the same objectives, so maybe I could help you out.

These days, I find that a proportional amount of equity is enough to get the investors a great return and actually flirts with the "too good to be true" objection. 

@Charlie Lehoux It all depends on your investment criteria, goals/objectives, budget and holding period.