We hate to call it "hard money".

You are referring to "no money down" real estate.

I owe about $289K and it's worth about $310-320K.

Instead, focus on verified income and ensure applicants don’t owe previous landlords or have prior evictions.

The money partner on these deals will bring in about $35,000 to $50,000 for each deal and the expected IRR is around 25%-35% each year for the 3 year period essentially doubling their money in 3-4 years.So rather than focusing on picking up a couple of coaching clients this year, I think I am just going to focus on finding money partners to buy deals with.  

You've earned $132,000 more by splitting your money and leveraging it.

People that have "amazing deals" outnumber "people that actually have money to execute on them" by a ratio of 10:1 or 15:1.

Worst case you have zero money and you pay interest for one month on $330 for an “expensive” repair. 

This will save me much more money eventually than the cost of the bookkeeper.  

What skills do you bring that are superior to those you want to raise money from?