I been told may need to look for equity partners but want to exhaust all my options..before that point some insight would be appreciated.

They will not open the list till they exhaust the current list.

I plumbed the gas supply line and the cold water inlet to the gas heater, routed hot water out of the gas heater into the electric heater, then installed the vent through the roof to vent the exhaust. 

Updated appliance, add exhaust fans to both bathrooms.

Mailers take a lot of the exhaustion out of the search, but the costs add up.Networking is huge and gives you access to deals.

We have enough money for the down payment itself, however that completely exhausts our HELOC.

You exhaust yourself just getting there.

I recently exhausted myself looking for ways to refinance "one last time" to grab the low rates that are out there but no luck finnding anything better than what we already have (more or less).Our current loans have 7, 11 and 11 years left respectively after which point our income will of course jump 25K per year.

Sounds like they have a pretty solid rebuttal.Do you have a bathroom exhaust fan? 

For most syndications:LPs will have no liability (other than loss of contributions) and you'll want to check the liability of the GPs;LPs will make initial contributions; and you'll want to confirm if LP is on the hook for any additional contributions;Distributions will ensure the GP/operator gets their cut (I'd want to know what that cut is), then to LPs in accordance with their percentage;LPs will agree that they cannot transfer their LP interest without the consent of the GP - you're locked in to the deal until the GPs end it;LPs will have none (or very little) rights to vote on operations, and GP has control.The above isn't an exhaustive list of material concerns you might have as an LP, but it's what what I would expect and confirm for any syndication.