In exchange I am just looking for the opportunity to be apart of and learn how to execute an apartment syndication deal. 

Venture capital money will flow to any state if the business idea is worth it.Doing a quick Google search looking only at top page results, I found multiple rankings that place Texas much higher than California:CNBC ranking Texas is 2, California is 32https://www.cnbc.com/2019/07/1...Forbes ranking Texas is 2, California is 31https://www.forbes.com/best-st...Chief Executive Texas is 1, California is 50https://chiefexecutive.net/up-...Bipartisan Tax Foundation state business tax ratings Texas is 11 and California is 49https://taxfoundation.org/2021...No doubt California has a strong legacy of innovation and the existing talent base will make the state a powerhouse for years to come.

After refinancing, initial investment amount paid back with a 25% equity holding for the life of the property (meaning they receive 25% of the cash flow after all expenses/reserves for vacancy, maintenance, capex, etc. and/or 25% of profits when property is sold)2) When executing the BRRRR strategy, ideally 100%+ of cash invested is returned after a refinance, but I've seen a lot of investors still may end up leaving some money in the property (~$5,000).

From there an action plan can be made, than executed on but I am 98% certain it will be beyond your capability to execute upon, because the skill and knowledge required to navigate it would be a person who wouldn't have gotten into this situation in 1st place given knowledge and experience base.

@Santo P. even if you are good with the person in the house, I would still have the seller abide by the agreement, and if it you are more than able to back out with all your EMD back in had due to the seller not executing on all terms that the seller agreed to.

lease execution/rent collection and expense tracking??)

Is this something that can be executed within a couple months? 

I work with many licensed folks who do just that, their message being basically "I can buy for this or list it for that" Even if you do not work the listing yourself, you should be able pass a listing to someone else, split commission and get paid legally.Now your task will be finding people who want or need to sell their property, triaging the best solution for each, make your offer and use the appropriate paper to get the job done.In this process, you'll come across those deals you can cherry pick for yourself once you determine your own buying strategy and holding criteria.Each step can be planned and executed according to your investment plan as @Amber Forkey suggested.Hope that helps

They'll also be able to paint out a picture for you on how to execute your goals and assist with a strategy (Maybe not family and friends, unless they have experience in the space). 

Your tenants will have *NO* access to credit of any type and will be extremely vulnerable to any income interruptions.