At this point with my network and contacts i have really good deals at my desk many times but i have no capital to buy them and i kinda hate it, just wanted to pick the brain of the experienced folks here, should i raise capital and include other people and help them get 8% cash on cash and be partners and if so how and from where as i have never done this before?

After 5 properties, I'm about to jump into direct to seller marketing and trying to pick up deal flow that way.

Sounds like you picked a winner of a company to work with...If there isn't any paperwork allowing the PM to act on your behalf then the lease is not executed and therefore null and void.

Would love to connect and pick your brain.

This is where we’ve got to pick up the phone and start calling.  

Fantastic, you picked a great time to get involved, there are tons of opportunities out there. 

"(Pick-a-minority) tenants are the worst."

Point I am making:  My contractor is BETTER THAN ME at contracting and picking the right products for him to use.

Both of these are suffocating with inventory, too much is piling on top, so interesting you pick between those two. 

I picked up a portfolio of homes the previous owner had for 15+ years so I'm dealing with what seems to be a lot of deferred maintenance.