However, I had to subordinate the sellers note to 2nd position (hint: set up that language in advance to streamline the process, if that's the direction you're going to go).Since the ARV was high enough, and the potential income would support the mortgage and expenses, it all worked out. 

Maybe they bring the experience and provide the funds.I don't like any of your options based on I think you are too new to investing in real estate to take on any of those.

I highly recommend you start going to meetups.  

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

I have gone lower before for high producing properties. 

Op ex ratio may end up being more like 45% or perhaps 40% with newer high quality construction.

The one aspect I'd say where planning can really provide benefit however is with tax planning.  

It depends on the property.... is it value add where there's also a construction component or merely a management improvement opportunity?

I won’t abandon the strategy yet, but I’m not convinced the coaching will provide value as Tardus is not selecting the investments for me and I’m still spending all my time with due diligence. 

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.