There is a difference between private accredited investor money and institutional capital  partners on a deal.So there are general books on syndicating as a sponsor and then there are partnership books written by various syndicators based on the asset class itself.Get laser focused is what I am trying to say.

Laser in and focus on that for starters. 

What I'd ideally like to do, is meet the client, sell them on my service and sign a listing agreement, then get out of their hair for the evening.

Preferably near or on a lake (Lake Lavon, Lake Dallas... ) .and more...Once you define your target buyer you can derive your target seller and have a laser focused marketing campaign vs. casting a wide (and expensive) net.Good luck!

Focus like a laser on cash flow.  

I've scrubbed enough toilets and picked up more hair off the bathroom floor than I ever care to again.

I don't think there's anything wrong with going after Class D or warzone properties but I'd make it a focus, a laser focus, and the meat-and-potatoes of your long-term strategy.  

Easy for me to do since I'm blonde hair blue eyed anyways.

Beyond no brainer and golden in SFV to flip or rent for top doll hair. thanks, Matt

Shared items such as roofs, walls, stairs...Imagine termite infestations, you have to get all unit owners and renters to agree to tenting, to share the cost for tenting, and a mutually convenient date to vacate the structure to tent, will pull your hair out.