The key is understanding your comfort level with managing multiple units right out of the gate.. 

“Does anyone know of a website or resource that reviews Real Estate Syndication sponsors or offerings?

If you do not feel comfortable pursuing additional growth, I'd wait it out just a bit. 

-> Besides doing your market research, i strongly advise that before any purchase or offer, that you hire professionals to help you in the process.

Offer to buy them a few indoor portable heaters until you find a solution. 

If you offer more $ for the property than the all cash offers AND you appear to the seller to be highly qualified in the method you are using for sourcing the payment, at some point your offer will be more appealing than the all cash offers.I don't understand why you would consider a 1031 for another property in two years. 

I offered to temporarily lower their rent until they’re back on their feet.

Most brokerages offer zero-fee referral status, so you can still do referral business.

Invest with syndicators who have a narrow niche and proven track record.For example, if an operator has done 5 or 6 workforce housing value add deals in Dallas, and they are offering a similar deal now, that would be encouraging.if however, their current deal was a brand new luxury Class A building in Charlotte and this was their first acquisition in Charlotte and their first class A deal, as an LP I would pass.Find operators who do one thing and kill it in that space.Find operators who own or have gone full cycle with similar assets in the same market.For example, my firm, Spark Investment Group has a very narrow niche - sub 100 unit MF or BTR in Greenville SC.

For further context, we are trying to have him be the name on the loan because he would be able to utilize his first time home buyer loan to take advantage of the lowered offered interest rate.