Your not missing deals.  99% of realtors are not going to let you wholesale their deals nor can they ethically do so in most instances. 

Unfortunately you may need extensive rehab after my current tenant vacates.  

For instance, my dad rented space to a barber shop, and over the span of 25 years, to a succession of barbers.

You're going to need a LOT more tenacity in these kinds of instances if you want to be successful in RE.absolutely 10 months is enough to frustrate anyone, but you can't give up halfway through, there is no career in bailing on deal acquisition.

Some people have extensive market knowledge so ARV is easy but rehab budget is hard.

In addition, your skills as a plumber can save some money on a flip project for instance. 

I’ve looked into it extensively and feel cinfident it’s safe but curious to here from others.ThanksJames

Finally, I'm working on an extensive blog post for my website that will show A-to-Z how I created my mailer from selecting paper to lists to getting your marketing copy aligned to the yellow letter lines and more.

For instance, if I am the money partner, I also bring my experience and knowldge, so perhaps I do warrant more than 50%.

For instance research might show something with a high liability gives off the best cash flow but you do not want that risk so you look at the next cash flow model down.