First, you don't use HML for hold properties. They're too expensive, and they want their money back...fast.
Second. Your solution is a cash partner for the down payment/closing costs.
First option is to go to the people you just listed here. Make sure you're numbers are complete, and written down in a presentation (not hand written). Nothing says the numbers are guesses more than not being written down and formalized. This will also help them overcome your "newness". You can sell a bikini to an Eskimo if the presentation looks good, and makes sense (well, dollars in this case).
Most important in the presentation is to show them how "they" are making money...and getting their money back. Timelines and dollar amounts.
Here's a great way to attract the people in your list...at a party, or dinner, or anything casual where you can start a conversation about retirement. Then just wait until one or more of them start complaining about their retirement plan. Then you casually interject what you do, and how you find deals. No speeches. They will ask you for more details. Wait for it. Patience!!! Don't ask them for money...they will ask you how they can do the same as you...maybe even be your partner. Let them sell you...they will.