@Jonathan Farber - The carriers hold all the cards on where the sites are needed and they distribute the locations to strategic partners that build the towers and lease them back. 

The llc doesn’t help anything, and could screw things up.You QI is the one you need to help guide and strategize with.

WIthout prior experience flipping, what are the best ways to estImate and strategize how much rehab wIll cost up front (resources, professIonals, etc?)?

Realtors’ incomes took a huge hit so those owners may have strategically used rents to stave off disaster in other areas until it just lasted too long, couldn’t keep up.

Essentially, the lessor is allowing a third party operational, financial and strategic control of his property with a VERY small financial comittment.

Recognizing I'd need to make a few strategic moves to get there.

It is great for strategic planning.  

Google "Sean Terry Simple Strategic Seller Script" and it should come up

and has enough depth of experience to handle your exchange appropriately from start to finish including strategic consulting and protection of your funds. 

That market is also saturated and you'll have the same problem as you have here, not to mention you literally will have to start from scratch all over again with building your strategic alliances with referral partners, vendors, lenders, etc.