What am I doing wrong to attract a lender? 

To know how much money you can make for your partners you have to stretch out the numbers no less than  for 1, 5, 10, 20 and 30 years projections on paper.I was involved in two multi-million dollar syndicated real estate deals where I was the limited partner and lost close to $2 million.

Did you know that there were 19.7 million students slated to attend college in the US in 2020, according to the National Center For Education Statistics?

If you have a million dollars but are working on 4 flips flips and a 5th one comes to your attention and don't have all the cash for #5 instead of loosing out on the 5th flip you would seek out financing. 

I've had offers as high as $750K for it, but I wouldn't sell it for anything less than $1 million.  

The company said it is deciding between Florida, Texas and Arizona for a proposed 1-million-square-foot factory that would employ at least 3,000 people.

There's actually a Kansas city regional covid19 funds in the millions that's been received.

I like Roofstock's website for evaluating deals and can filter for attractive cap rates and gross yield but went I get into their numbers I see they never use 10% maintenance and 10% capex.

That's according to the big guys I inquired with about selling mine a few years ago. 3.4 million for 200k revenue before taxes, no depreciation. 

  $30-35k per year is not very attractive unless the property manager handles just about everything and you are free to make money elsewhere, or have the resources to wait until you build it big enough for a more attractive income.