I am confident price is your issue especially if you are deriving the price off a poor comp (smaller unit, etc) and then applying arbitrary adjustments.  

However, this allowed me to gain initial experience and confidence without being overwhelmed by managing multiple platforms simultaneously.

Economic growth means higher household incomes, better employment rates, and stronger consumer confidence, all of which directly fuel demand for real estate.

So you’re looking for someone with money and access to raising more that’s an all-star in biz management etc….That wants to join forces with a very confident ambitious rock star attorney

After talking to my accountant we feel confident we meet the requirements.

Someone asked if hard money loans were secured by property, and the answer was no, so that did not instill a great deal of confidence.

Take good notes, ask good questions and then, and only then, after you have completed a transaction and feel confident, should you ever try and venture off on your own.Think of it like this...... you can drive without car insurance. 

Since they are responsible for maintaining the relationship with you after the transaction closes, this approach adds an extra layer of confidence and security to your investment. 

I am proficient in investing and confident in earning 7-10% returns in the market over the next decade or two.

It sounds like you are overly confident in your Excel spreadsheets.....