There are companies that sell turn-key rentals that could be a great solution for a busy professional, or maybe finding a reputable wholesaling company or realtor to help bring you deals to leverage your time better. 

Steps to Vet a Hard Money Lending FirmReview Their Track Record:Look into the firm's history and reputation.

It's not a waste of money at all if you choose a reputable company.   

I would be VERY careful of syndications you can read all the horror stories currently on BP of investors in once reputable companies now seeing complete losses of their invested capital. 

There are many syndicators that had built a reputation for having executed business plans, very communicative, and accountable.  

Connect with a reputable contractor like @Jonathan Klemm to see if he can help you.

While self-managing rental properties is an option, partnering with a reputable property management company can streamline operations, enhance tenant screening processes, and ultimately optimize returns on investment.

I would hope Norada has identified some decent PM firms, as their reputation also depends on it.   

However, there are reputable websites that offer a wide range of house plans suitable for various purposes, including spec homes.

If you inflate ARV, diminish repair costs and lie about the property value it won't close a deal for you, It will just tarnish your reputation and make them shun you next time.