Bit of a crossroads here, I'm hoping someone with a similar situation could chime in.  

If it was not him sourcing the land, it would be someone else.  

Now if you are seasoned and portfolio is mature and you are not as concern about maximizing income then I can see a migration to SFH might suit someone.  

Call around and talk to a few people I'm pretty sure you will find someone who will make the time for you who can tell you pretty much on the phone if you could qualify and ballpark for how much. 

Why spend 12% for someone to manage a property in good shape where you just collect rent and respond to an occasional need?

You have the tools and mindset that work with larger scale commercial so I would network until you meet someone who may let you run some of their deals with them and see what they look like in person.

If you give someone over 19% membership interest in the deal, the bank will usually require a personal guarantee from that individual. 

Someone with $10M in the bank in cash just needs to put a lot of money to work and time value and tax write off is more interesting to them than a hungry investor in their 20s that has never found a deal.Honestly, books are great, but they are about as "boiler plate" as you can get as I'm sure you're discovering.

I seen somewhere where there is a list of how to figure rehab costs but i cant find it. can someone help me please?

Like what remotely with it being ran off of it's own internet paid for by the landlord for a cost 12x more than the $200?