The savings had the security deposits and monthly deposits for longer term items (cap ex) like a new appliance, or paint, or roof.

I also need it to be "editable" so that I can other items in. 

It is usually not the return on investment but instead the ability to learn and relationships that are formualed from lenders to contractors etc. that can be leaned on as that individual advances in their real estate career that make these entry acquisitions worthwhile. 

After spending 20K on a remodel prior to move-in, the tenant chose to hang more than 50 items from the ceilings and walls.

I do want to be hand on the experience the process and learn from it.

I don’t mind learning/working for out of state deals!

Prior to speaking with an attorney you need to learn how the syndication model works.Underwriting, LP/GP structure, fees, etc.A great book is Best Ever Apartment Syndication - textbook for this business.Happy to provide more insight on the process, if you want to send me a DM.

One of the items that was mentioned was landscaping and that 100% of the time this is something that is invested in.

I have absolutely zero experience and just want to read and learn for now.  

Lesson learned NEVER pay upfront.