When I buy a company stock I am buying peoples time and management skills, the assets of the company may or may not be worth much.  

Focus on saving and sharpening your skills at locating great deals.I was in the same situation a few years ago. 

Cap rate is supposed to be 13,  there is going to be a new property mgt firm in place, the local rental mkt has a shortage of properties.  

I'm in the early stages of developing my single family home into a multi-family condominium building here in Los Angeles.I've created a nice pitch for potential investors, but I don't have the skills or experience necessary to create an accurate pro forma for my project.Is anyone familiar with a company that helps in the creation of these, or is there someone here in the forums that'd assist in creating one for me, for a fee? 

Also, affordable rental housing shortage in Nevada, Arizona, Oregon, Colorado and Utah, as well as California and Florida.http://www.usnews.com/news/business/articles/2015/05/01/more-americans-spending-at-least-half-their-pay-on-housing

@Crystal SipinAs @Doug Pretorius demonstrated above, the skill you want to develop is not creative financing, but creative problem solving.  

Thanks to my carpenter dad and current job, I'm skilled with basic construction and plumbing, so I have been keeping this house up to par.

This is a topic that interests me because part of our mission is to offer affordable housing to responsible renters in need, and our city is currently experiencing a critical shortage of affordable housing.

On the other hand another house that I was having a property manager run consistently let the tenants be late....the lateness led to partial payments, payment shortages, and finally no payments.  

So to find someone to do this, they'd have to have good time management skills, good project management skills, be a people person, and be organized.