@Christa S Rickard Not saying that everyone that responded to your post is incorrect, but...So, capitalization is relative...as are all financial calculations associated with analyzing property.

It's good to see you're concerned about your financial future.

Who is responsible for financial overruns, or deadlines not met.  

Aside from that, regardless of who you're trying to find: investors or partners, they will all would want to see the details of the financials and your underwriting to decide whether it is worth it for them.

So I aimed for financial independence/early retirement (FIRE) by indexing and risky investments. 

I want to talk to someone who would go over my financials with me and let me know exactly where I stand in terms of what I could qualify for, what terms, rates etc.

My family owns multiple commercial properties in my home town and I've seen how it can provide financial freedom!

There is a TON of great information available on BP, such as the 4 part video series, "The Financial Independence Blueprint".

It’s great if your dad can help, but what if something changes in his financial situation that keeps him from being able to supplement your payments in the event of a downturn?  

IRR also depends on a multitude of other financial analytics for accuracy.