I have looked online but it seems kinda fuzzy and the idea seems great but my understanding is that doing a syndication requires a lot of capital to meet the proper SEC requirements.

The idea is that you build a following of warm relationships and can leverage your reputation when you need a tenant.  

@Colleen Langdon That's a great idea!  

If we moved out and rented the main house as-is, we'd barely break even or even potentially enter negative cashflow.That's why the idea of renting out the ADU for extra income sounds appealing.

Does anyone have ideas of who to talk? 

I've started building a spreadsheet for myself and wanted a few examples for Ideas.

I would reply back "how can we put an offer in if we have no idea of the condition of the home".Are these properties that are listed on the market?  

Most people suggest finding an independent agent who can shop multiple carriers as the best option and that is a good idea also but know that some Indy agent's don't want investor business so I'll say it simply Indy's are great but not all Indy's want your business. 

Some ideas would be to: Take a look at a market report for Pittsburgh and add a few percentage points to be conservative, Call around to multifamily brokers or property managers in the area and ask their vacancy rate, asks banks what their vacancy assumption is for underwriting, etc...

Also I've been doing a lot of reading on this, but would love to hear any partnership structuring ideas and tips.