This is extremely common in the Detroit market, but it seemed very odd to me initially also.You simply put an inspection period in your offer so you can walk it and decide if it's for you or not.In terms of rent rolls, etc. you may not be getting a response on this for the same reason.

@Jeff Norton do a comparison of what benefits they offer vs costs against just opening your own.

I would like to offer the money and split the profit.

While I'm not a legal professional, here are some general considerations that might help guide your decision:If there are any legal problems pertaining to the property, an LLC might offer an additional degree of protection for your personal assets.

Should I offer lower?    

Everyone has a different perception on the different asset classes.Just depends on how you where born and bread 🤷🏻Someone living in Beverly Hills would call my "B class" a "Z Class" lolI consider B class in Toledo to be as follows:1) Good infrastructure supporting home owner and tenant demand (Schools, colleges, hospitals, medical centers, larger employers, etc...)2) Employed tenants that are sophisticated enough to pay rent online.3) Well kept yards, no bordered up homes, pride of ownership in the community.4) Mix of home owners and investor owned (Leaning more toward home owners)5) Lower crime rates and some upside potential from an appreciation standpoint.6) Entry sub $100,000 with 8-10% net returns on cash investments.Every market has different numbers and cashflow expectations Much success

They're probably trying to wholesale it and don't want to disclose to their end buyer they are offering no value for their assignment fee.  

Syndication A is 900 employee with 30 years track record, Syndication B is 1 year syndication graduated from Cardone school of institution run by three people, the Syndication A offering lets say conservative 10% IRR Class B Core ; syndication B like you offering value add somewhere in Dallasville Class C value-add promising 15%IRR.

Easiest is calling on folks who already said they want to sell, listed and FSBO, offering to rent. 

Include this in your sales pitch when reaching out.3) Offer STR services to build up cash and get your foot in the door...Cleaning, eyes on the property, landscaping, running to the store, small tasks such as a mail collection/trash day, offer a STR experience such as setting up for bachelor/bachelorette parties or grocery runs, etc...I think there's a missed opportunity with service based businesses and STRs.