I would love to JV with someone that has experience in this arena so I can learn the niche or a consultation/mentor fee, whatever is acceptable.

My thought is if you have $40,000 invest it in a project....not mentoring. 

I need someone to take a look at what I have, where I am, and what I need to do to get this stationary ball rolling again.Ultimately, I'd love to have an investor who can mentor me, I can learn from, and guide me in my journey since I seem to need help keeping momentum going. 

Both of those could put an investor where you are today - unfortunately.I can tell you that I believe I've avoided these types of issues from happening on my deals because I joined coaching programs and had mentors.

My husband and I got started with a duplex, and since then, we’ve purchased a 5-unit and a 10-unit commercial property—without much experience or a mentor.

He is Mark and our, junior partner. 

Confidence comes from preparation.5.Find a mentor.

Keep in mind I'm no financial expert, but that is what I have always been taught by my mentors.

That's certainly one of the factors since 1sts tend to have tighter margins than junior liens.

I had a mentor who stressed "you make your money when you buy"; the next place you get, be sure to haggle big time - and walk away if the price is not low enough.