People usually work with a family member or close friend the first time they use someone else's money to gain the experience they need to prove themselves to a potential investor outside of their sphere. 

My EM is safe and a miracle could happen where all might Oz of the asset management Co finally decides to accept reality and get this deal done.

Syndications, DST, OZ funds, etc are other avenues although not my preference. 

Are you working your sphere(non-industry)?

And you have a little bit of time to find a new investment under the Opportunity Sone rules, especially if you do your own deal rather than investing in one of the big OZ funds.

Besides, I got into REI knowing you have to have the balls to be upfront with your tenant about what you will/will not do, not hide behind some Oz-behind-the-curtain.

I would have stayed in touch with my sphere of influence and not underestimate the power of direct mail marketing :'( took me 10 years to realize my mistake 😢

Are there any creative ways to come up with the down payment besides cash, or borrowing from sphere of influence?

If you don't have a good system to track the leads, don't waste your money on the leads, and instead, start by investing in a contact management program you can use for everyone you meet, be it at an open house, online, or your sphere of influence. 

There is THIS ( http://www.homedepot.com/p/ZEP-64-oz-Drain-Build-Up-Remover-ZLDC648/202056509) which I have provided to some tenants, but I have no real idea if it works well yet.