I want to impress this guy from the beginning, as I'm ultimately going to try to convince him to sell me (and my partners) his property. 

There is a 12M funding coming in w/ new equity partners in 2 months which pays off all outstanding debt. 

Prove to yourself that you know what to do with your limited time and then when you have MORE time you know with confidence that you know what to do with it.If your plans are to liquidate your IRA why not use only 1/2 and do the REI side hustle to find a cash partner to believe in you to fill the other half.  

Brandon Booth, I would love to get a project financed or have a partner with this one.

At 75.4 million strong, they are now the largest living generation in the US. 

You could end up waiting years for that while you enjoy the stellar returns of bank interest and get to write a nice profit share check to you silent partner Uncle Sam (right @Steve Vaughan?).

I was a partner in a condo development in 2005-6.  

Looking to buy multi-family homes and rent them out with a business partner.

You can also find a lot of people who would be interested in partnering up and use private money instead of hard money lending.

I like to overestimate costs and underestimate rents just to provide a cushion and to really make sure I'm getting strong cash flowing properties.