Given that the house is paid off but has $27K in back taxes, you could offer to cover those taxes upfront in exchange for favorable terms on the remaining balance—like low (or no) down payment, and small monthly payments.You could also negotiate for a subject-to deal where you take over the property subject to the taxes, while still securing control of the property for your BRRRR strategy.

I'm not too worried about overpaying, just about getting bad value, or worse yet, bad practices.

The agreements I've seen basically say you are guaranteed nothing, you could lose all your money, you might not be paid on time or ever, you can't rely on any representation made by the GP, you have no control over the operation and other terms and disclaimers to that effect.

If you are out there finding the projects with the sub 70% project cost to ARV the difference between 11.25 and 11.99 is neither here no there.I been at the practice of setting networks up now for two years. 

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

Ensure your finances are under control, completely.

If you want more control, you can set up your own systems for rent and communication, but a good property manager for out of state investing is the way to go.

Building your portfolio one house at a time is a super practical approach.

Best practices, things you regret, markets you see growing, etc.

These are long term, illiquid investments that are completely out of your control.