However, since its the attorneys that order Title for their client, the attorney has to eat the cost of Title's work if the deal doesn't close.Similarly, I try to manage client transactions to minimize exposure to costs. 

To minimize risk, lenders should assess the property's value, maintain a low loan-to-value ratio, conduct thorough due diligence, and use legally binding contracts.

I caught it before closing which minimized my damages.

I've created a very thorough pitch deck explaining the project with pretty decent returns for LPs (20+% cash on cash returns) but seem to have exhausted the normal circles I run in and apparently I can't really expand them without running afoul of the SEC...?

While you may not make significant passive income renting the other side or the other three units, you can probably cut your living expenses in half or even live for nearly free in a 4-plex.If I had to do it all over again, I would have taken this approach at your age and purchased a 4-plex every year or so with minimal down payment.

I've come to terms that some negative cash flow is to be expected in my market, just trying to minimize it as much as possible by structuring the deal.

Considering the concept "you make money when you buy" how would you reconcile that against your recommendation that a new investor starts with a turnkey rental vs a property that needs even minimal work so there's equity in the property after repairs/upgrades?

My partners and I have put in time for the research and building our foundations including an investor pitch deck.

Partner Driven was drawn to the N Pasadena Ave property in Waterford, CA, due to its potential for a high return on investment with minimal renovation costs.

Similar to what's included in this post but comes preloaded with costs and requires only minimal measuring.