I was thinking if I can talk to my neighbor about sharing the cost (I, the landlord, personally provide labor and my neighbor provide material (e.g. fence pickets)).

Meaning educating and providing resources is complimentary to his own investing. 

These rates of return surpass what bank-provided bonds and stock dividends offer.

I believe these systems only work if you have good employees, in which case a bonus is unnecessary.I provide strong compensation, some benefits like 401k, growth opportunities, and a strong work culture.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

They do minimal at best verification of the data the applicant provides.

I have no idea who I should reach out to for help, and I just do not understand how this person no longer responds to emails or returns phone calls.I hope someone can provide some guidance. 

Please note the information provided below is a layman's definition designed to provide a basic understanding for the general audience.

Collaborating with seasoned investors or assisting with deal analysis can also provide valuable hands-on experience.Good luck!

If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!