The plan: I am identifying on/off market properties that are targets, will do all of the real estate work (listing, showing, advertising, vetting, etc) and will split the cost of the purchase of the home and the material costs for any needed repairs.The contractor will be subbing out portions of the job and be on site mostly full time until the project is completed. 

I was thinking of doing both but leaning more toward mid-term rental targeting traveling nurses and professionals.

@Zackarias Aitchison as @Theo Hicks mentioned you will want to add value to a syndicator wether that's money, etc.Let's assume you want to go the FREE route.As mentioned before, you'll want to target a syndicator who's actively doing deals and then add value.Value Add Ideas:1.

I am targeting properties with two or more units and ideally a garage when I look for rentals, and there are many of these within the city that will cashflow.

Taking on deals like this that decrease wealth, such as low return high upfront cost whole life insurance, paying 19% interest on credit card debt, paying 2% annually to have a “wealth advisor” place your money in Vanguard Index Funds, paying for a high cost mortgage because you’re credit is bad, and “debt consolidation” programs are all reasons adding up to why many people can’t achieve financial independence and remain dependent on working every day to live paycheck to paycheck.There is a chance that in a particular circumstance any of these, including the program offer you describe, can be beneficial in certain specific cases.  

Since the temperature in my area only drops below -5°F twice a year on average, the heat pump effectively covers 99.5% of the heating needs.There is a plethora of combinations that you can achieve using just mini splits.

Our fund offers an 8% pref and is targeting 10-12% overall annual returns.

I have been searching every property in neighborhoods that I am targeting in Harris County.

I have a few clients who have properties in Huntsville and they've been pleased, it hits the goals you're looking to achieve.

What locations, property sizes, and target groups work best?