To sweeten the deal I said I would pay 25% of current rent when it was occupied and take over all responsibility for the property.

The big question is related to depreciation, since a lot of equity will be tied up in ranch land, which is non depreciable; are there other tax incentives that sweeten the deal?

Sweeten the deal (if you can) with the terms that are within your control. 

That’s one of your tools to sweeten the deal.

However, I've got another property to refinance right now that might help sweeten the deal if needed.I just finished a fix up on a triplex with a current loan of 170 and a value of 300. 

You can even sweeten the cake offering a 50/50 split on your profits.

Here we are days later, closing 10/12 and they have yet to provide us with the info for the GC and to better sweeten the pot, our hard money lender came back with a valuation almost $100k less than our est ARV which screws up our financing. 

The equity growth part of syndicating it seems is a nice kicker though to sweeten the pot.

Get pre-approved, shop around for the best deals, bump up that credit score, and if you can swing it, drop a bit more than 10% down – it might sweeten the pot.

It may sweeten a deal, but I don't think it would be worth the return.