I would focus on establishing a track record of success.

What are some of the respected real estate investment companies in and around Atlanta, GA?

@Chris K.I am in the same boat as you with respect to needing high-depreciable properties (RE Professional, cost seg, 100% bonus depreciation year 1 all equal highly reduced taxable income)

Now, if you and I have an established relationship, you've sent work my way, I will give you an overall number first and if we can agree on it and I know I get the work, yes then I can itemize, to a degree.2. 

Don't go around him/her and promise to commit to buying something in the next 6-12 months if you can establish a partnership.

With respect to mortgage, that would be a challenge for many if they need to pay off the balance all at once after 3 months or x number of months.

Establishing clearly defined roles and compensation is the next step.For example, right now, you are the finance guy. 

Pretty established, with a couple locations I think:https://www.championsschool.com/

We've had a few tenants fall behind, but through some respectful guidance and consistent communication, every single tenant I have is paid up. 

Either we fold under the pressure or find solutions to our respective situations.