Also, worst case scenario is if you leave secure job, and lose your $80k in BRRRR.

I'm not saying you'll ever lose money but beware of it's riskiness  and it will probably cost you twice as much as you budget for turnovers. 

The downside is you lose the experience of someone else with more or different experience than you, my guys have helped me avoid a lot of major issues through the years that I would have missed. 

I am looking for a joint venture contract.

I'm sure the interest rate is high and at some point you will begin to lose money. 

It is the "guts" of the evaluation that will tell you if you win or lose on it. 

The answer:  Stay in the game.If you continue to hold a property that is taking your cash (negative cash flow), you will be out of the game just as fast as if you were to keep putting chips in the pot of a really bad hand.You haven't lost any money when you lose hands in poker, just like you haven't lost any money when you have negative cash flow...as long as you still have money left, and you get out of those bad "deals". 

I was literally depressed for about two weeks about losing this one.

I'm new to real estate investing. I have located a few potential deals in my local area. My problem is how do I attract private money invetors/equity invetors? What do private investors need from me? 

Like flying over to Catalina is super cool and mixing it up with atc flying through the LA basin .. brings back your radio skills  that we sometimes lose when I am mainly flying rural NW.. and not talking to anyone..