I've now used it twice.The program requires 10% down, must be a rental, no PMI, and has a very high standard of credit.Last I did it (Summer 2022), my rate landed in the low 5%.  

You are correct in your assumption that it will impact how low they can go on the down payment, though, b/c commissions will need to be paid out of closing costs. 

No syndication experience but there are about a dozen quality RV/Mobile home parks on market in Oregon, several with owner carry options that can be passiv-ish with management in place.

Find a quality agent in Texas, then ask them if they offer a referral fee.

You also need the operating cash to do rehab.I say this because you mention FHA and low money.

Then definitely get a quality PM and rent it out for a bit.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

As Josh mentioned, it's important to find your right fit, I wouldn't focus solely on price especially if you're looking to be very hands off and you're looking for quality. 

Case in point, years ago we used Olympic paints from Lowes, which were carried for a long time.

Unfortunately they aren't very good for finding quality Realtors.