Otherwise, there are 8-12% ROI deals - you just need the network to tap into them. 

We found the correct home, now trying to work the deal/paperwork for the real estate acquisition but could really use some mentorship and/or a real estate attorney (Colorado).

I never really run an analysis on these type of deals and wanted to get some help before I started talking numbers.

I'll echo the above comment - most DSCR products should work here if the financials of the deal are good.

I'm in the process of signing a wholesale deal but I ran into a roadblock. 

The Fractional 1031 exchange is into a ~$20,000,000 ground-up construction multifamily deal.

Most put out deals that they don't know aren't deals because they don't know their market.

This isn't me saying, say no to the deal. 

In this market, I'm really struggling with getting a new deal to pencil without a 25%+ downpayment.I have a new STR property that I expect to basically break-even on in terms of both cash and NOI over the next few years.

You have the skills and some money so don't blow it on a bad deal.