I’d have ZERO interest without a written commitment from a well established power company with assets to seize if they failed to follow through. 

You can;'t quantify that so easily... 

BTW: The 75th percentile rent for market rate apartments with only w/s/t included even in N Collinwood is $1064.

But you just want a T-shirt, no matter what price those shirt sellers offer. 

Conservative LTV first trust deeds are currently paying over 9%  and generate good cash flow when buying doesn’t make sense.Yes that´s another wonderful alternative, I invest in notes as well, got no tenants & no toilets and with those interest rates a return, where I don´t need to buy real estate for cashflow.

The lenders I've been talking with don't know if its possible just because I've been doing self employed work for only a year now and they want two, I've thought about a DSCR loan but I don't want to commit mortgage fraud.

https://www.biggerpockets.com/forums/51/topics/1188784-how-t...

Great points to consider @Nate T. if rates sky rocket and the banks want their money after I transfer title I would be in a bad position. 

The fund holding period is 10 years, so it requires a long-term commitment.

It is a competitive market for LP equity and being able to differentiate yourself goes a long way to securing those commitments.