Sounds like it makes sense for you to partner, I would suggest: spell out responsibilities very clearly, how you make decisions and most importantly: have a very clearly spelled out exit. 

Given the cash flow loss on the 7% property, I think I need to remove the emotion and make the right business decision for my portfolio holistically.

Cashflow, ability to build a team, landlord tenant laws, price to rent ratio etc.......were all factors in the decision making process almost a decade ago.Now,  I wonder why your approach is an either or view? 

Unlike REITs, direct real estate provides control over management decisions and the ability to leverage financing for higher returns.

Here is a CSS Decision Diagram flowchart intended to bring together all the various questions when assessing the benefits of a Cost Segregation Study (via a professional or DIY).FYI - You can do a CSS for ~$400, ask @Malik Javed how.

Being specific about geography, price points, willingness to take as is properties, speed of decision making and closing, whether you are a cash buyer or not, property specs....that will go a long way in your brand as a good match for an agent.

Youre with WAY too many options and decisions at one gulp.

Focus on saving and researching financing while networking with real estate professionals to prepare for your first investment.Dont forget to add tax savings to your ROI for better decision making.This post does not create a CPA-Client relationship.

Sorry my math was incorrect.  

In a year I’ll need to make some decisions.