I'm enjoying the ride so far and am grateful to have a steady day job where I get to take care of people and build up savings for reserves and new investments.I’ve already done my second deal, this time with a partner.

I have worked with a builder that builds ADU's from the ground up.

Either way I’m confident I can find common ground on the price, however, my question is: where the heck can I find someone/some entity with enough capitol for a $7-8M all cash real estate deal? 

I believe these factors, in conjunction 'possibly' with the placement of the property (perhaps it was on slightly higher ground?)

I had them picked them up, kept their vehicle at the bottom of the driveway for the night, and they were grateful for that and I saved myself a 4K reservation for 30 mins of work.

It always boils down to the main part of the home, and what type of soil was it built on.I have seen 150 year old homes that were in perfect condition and well maintained, these homes usually sat on elevated grounds with good drainage (which limits the movement of the foundation).When a house is built on flat ground and or where clay is present.

I'm not giving any sponsor a big check to protect my capital....that's like ground floor assumption for me....I want an oversized return.

Start with one city and fly out there and spend a week or two building your team on the ground for what you're trying to do. 

To invest Out of State at that price point, the deal has to really make sense because after paying everyone to be your boots on the ground you will need to get something for yourself too. 

Our living space is on the ground floor, which means it is really small (since the garage is also on ground floor).