There are lots of angles I haven't even thought of yet and am newer to this level of creative financing.

By me State law requires one each level regardless.

Here's the problem... 1) I can not offer on publicly listed properties without proof of funds2) I do not want to promise a homeowner of an off market property the world and not be able to follow through3) I have had challenges finding a partner willing to take a risk on me (someone with little experience, some knowledge, & a lot of drive) without a dealI feel like in order to attract an equity investor with my level of experience, I need a deal with so much margin they would be crazy to say no.

But you already know this...there is "no right to ride" so having a car repossessed is not on the same level. 

If so, then I think you are getting a raw deal as the GC firm will be taking 67% of the profit at the investor level as well as taking margin at the contractor level. 

Low inventory and high level of rehab compared to similar nearby actives led to multiple offers over asking price.

Hello, I’m currently in the process of getting a pre-approval to purchase A apartment building. lender is asking for a Resume updated (for experience level).

From a macro level the region is strong and diverse economically, while still being fairly affordable for the rents a good unit will demand. 

Get to know them on a personal level.

There's a few reasons they probably have that in their contract:previously got burned from negligenceknow they are low quality and want to protect themselvesunreasonable professionalsI understand PM firms have to protect themselves but there also needs to be a level of accountability.