The building said they will help to rent and manage the property, and guarantee 5% annual return.

Thus, I advise all my clients to allocate some extra funds towards the month 18 re-amortization because you are not guaranteed to get the full 26% at year one.

I know and am aware there's no guarantee, however since I'm pretty new in the real estate game, I'm not too familiar with syndications companies, and it's important for me to invest with a company that has been around AT-LEAST 5+ years, which seems to be not so common right now to what I'm finding. 

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Lastly, foreclosures at courthouse auctions are cash only and 10 percent down at the time of sale, without full guarantee on all of the liens associated with the property.

Who is guaranteeing the lease?

Don't get duped by warranties or guarantees or anything, just get rid of them.

No one is going to guarantee tenant quality and then you are talking about legal fees and tenant caused maintenance that crush cash flow.

I also know I live in a state that is not very landlord-friendly, so the guaranteed rental income is very alluring to me.

I guarantee the month after the meters come on, the person responsible will fix their leaky toilet or cut back on consumption.