Real estate syndication evaluation: Recovery Homes?

[Ryan York]

I  need help with numbers to decide if starting a syndicate would work for purchasing recovery homes or if I should just wait until I can purchase another one on my own

Property cost estimate 450k.

total cash to close 479k

80/20 split with 7% preferred returns...basically. 1% asset management fee, 2% due diligence and acquisition fee, disposition fee.. not sure

Rent annualized (38,400) minus taxes/ins (4,000) minus 7% (maintenance accrual for major repairs only) minus 1%(asset management fees for cash flow in the $31,496 range.

real estate prices in my are high, but I can charge a premium rent for sober living home which would increase returns.

Not sure if it would be worth it to syndicate or not.  any help would be appreciated. thank you!!!