purely investment long term.

Fyi, after my research on about a half a dozen property management companies I ended up engaging with Spinnaker in Tacoma mainly due to the fact that they don't provide any brokerage services just pure property management.

I am very fortunate to say that I can generator about $800 pure cashflow from this investment.

This is purely an assumption though and one that can be confirmed if reviewing the operating/partnership agreements.

If your network likes the pure equity play, you should offer that.With the "debt" financing, are you planning on using this as your mortgage, with no "traditional" mortgage ahead of it?  

Because that may sway who and how you interact also.Plus what kind of money are you bringing to the table to do this, are you broke and hoping (it's purely an academic exercise) or do you have some De-naro to put into a project(???)

Properties never perform the way you think they will and on the rare occasion you actually profit, it's pure luck, not skill.

I thought of banking on appreciation and rate drops as pure speculation and akin to gambling.

Is the wife on board with a pure rental property or does she want to sell, save on taxes, and be done with it?

These "investments" were pure speculation driven by a set of economic conditions which no longer exist.