I would like your advice on my strategy.

The plan is to find equity partners for buy and holds. The equity partner would partner with me in an LLC where they would bring the entire cost to buy a rental property for $50,000 in cash. I handle boots on the ground work of acquisition, property management and accounting.

The Cap rate on the deal would be 10-12% which we would split along with any future expenses and tax depreciation.

That is a great plan! Simple, have you ever looked at the same strategy on the notes side of the business? You could turn them pretty quick.

I've been writing loans, buying properties and creating and selling notes in that price range for the last five years and will have some great insight for you if you would like to connect.

To answer your question; without skin-in-the-game or a ton of experience, you probably won't find a partner to put up all the cash for each deal.  You'll need to be highly invested in your project's success for it to work for either of you.