This is a unique situation since the only thing I can compare it to is a 4-unit that sold last year and single-family residential homes on the comps.

@Ed Matson Any unique insights as to how to find that partner?

I already have my target and was curious if anyone has any unique ways of increasing the hit rates. 

@Natalia Benshaw I really cannot say anything to that as this situation is unique to you. from what I can guess, if the money is worth the time you will have in this project, then a 50-50 split is not too much to ask. 

As we begin to look at deals, I would ask the agent or wholesaler all the reasons why they thought it was a good deal and about the area etc. after a while common themes started to emerge.

They found two interesting themes in their research.

My 'retail" world revolves around Fountain Square and Bates Hendricks which have a unique saturation issue.   

The main issue is that they took a unique model where they stuck themselves in between the investor and the sponsor.

Find a location that suits your ideal customer and create a UNIQUE experience for them, whether its the location, the property, the amenities, the decor, the extras you offer, i.e. bottle of wine & chocolates, etc. 

Like the density, gentrification, global travel recognition, varied neighborhood uniqueness, walkability, diversity, etc. that only a walkable, dense and European like city can offer.