It is true that the 1% rule is definitely hard to find but most investors are loving the equity plays and appreciation gains every year. 

So I have gained so much from just participating at a fairly low level for a few years, but the people I've met and things I've learned have proved invaluable. 

This also means I don't have the bandwidth to cold call all day to gain traction. 

Which brings me to my second issue: I don't believe (but haven't looked closely) that most of these funds are even trying to gain contractual control of the deal.  

These investors can provide the capital to stabilize struggling but fundamentally sound projects, potentially earning higher returns than traditional financing routes.Current State of Mezzanine Debt and Preferred Equity InvestmentsAs of mid-2024, alternative financing in real estate, particularly mezzanine debt, and preferred equity, has gained significant traction.

We have gained a lot of real world experience from our 10+ syndications as lead sponsors.

I know that OF agreements will be whatever two parties agree on, but I'm hoping to gain a better understanding of what might be possible that I haven't considered. 

Let's hope we don't get "unrealized gain taxes"! 

How to get better odds of gaining property?

You could have someone on upwork build you a site, it will run 1500 and then hire someone for SEO which will run at the very minimum 200 a week for the 26 weeks needed to start gaining traction.