And do you think you're the only game in town?

Real estate is a long-term game, and your patience will pay off.Since you’re a dentist, you may have a busy schedule, so consider working with a good property manager.

So its a give & take game. 

Address Your Financial ProfileBridge the Revenue Gap: Highlight your equity in the duplex and use your sale proceeds to demonstrate “skin in the game.”Partner to Compensate Experience: A financially strong and experienced partner can help offset your limited track record.Focus on the Land Deal: Secure the land at a good price, as it’s a crucial step in gaining credibility and attracting partners.Final ThoughtsYou’re entering an exciting and impactful space in real estate development.

I've spent way too much money on them and their promises over the past 20 years, and lost too much in the game. 

Switching from Appfolio to RentVine with 1100 SF doors was a game-changer for us, and our only regret is not making the transition sooner.

Thankfully, I come from a close-knit family who believed in me.That second investment turned out to be a game-changer.

(the messaging/CRM platform, not the 1980's video game)I'm curious to hear of any recently experiences with it.... is it worth the high cost of entry?

You might learn to shoot pool in a pool hall, you might not learn the professional rules of the game, that might mean you can't really win in a real pool match. 

I understand your concept, but I would refuse your offer precisely because it can be 100% withdrawn, so you might as well be a wholesaler with no skin in the game.