I have recently been made aware that I get straight to business without really concerning myself for the sellers side of the story and when you have the sellers problems, goals, etc.

The cheap markets generally project poor rent growth. 

There are tons of investors on her with the same end goals. 

Then it likely takes hiring a GC to manage the project.  

I'm in Spartanburg and starting some new construction projects.

I am a resident physician in dermatology, during  medical school I bought a property in Denver with an Interest rate of 2.75% (COVID rates lol) with the goals of renting it out when I moved onto the residency.

In essence they are a PM and asset manager, with the goal of ensuring your asset is optimally performing.

And how much rehab ($ amount or $ of PP) are you comfortable with in your projects?

I think if you leverage 70% of it you’re going to seriously cut into your cash flow and personally if I was going to have $7M in debt I’d prefer it to be spread over several projects built slowly.

You could structure a profit split or equity share where you handle project execution while they bring the funding.