The participation must be regular, continuous, and substantial as defined by the IRS.

If you are priced well and the condition is great barring there is not a ton of supply, then you will sell quickly!  

Do you have a 501c3 that you operate under (and rent the house from yourself), or do you purchase homes with an LLC or personal name, and run as a regular business? 

Typically, co-op's are less valuable than condos for a number of reasons such as supply/demand, lack of investor interest, older units, estate planning issues, financing and board policies. 

Your best/safest bet would be a regular lease combined with an option to purchase.

I’m thinks just pay him his regular price for the job and throw him 5-10% finders/gc fee instead of making a 70/30 split or something like that.

I am the boots on the ground and provide all of the time and my partners supply the money.

My wife and I spend a lot of time together, we take vacations regularly, and I prioritize my health by working out 3–4 days a week and getting 7–8 hours of sleep most nights.

I can also allow a tenant to grow with me - just moved a family from a two bedroom to a three bedroom apartment.Personally the only reasons I would choose to invest in multiple markets is a) because I wanted an excuse to go somewhere regularly or b) for economic/geographic diversity.I had the advantage that my home market was good.

I have a 10x8 shed that I use exclusively to store real estate materials and supplies.