While I know that return goals are different for each investor and their specific goals, it seems that a bad or low-performing deal for one person might be what another investor is looking for. 

There is a new bill being proposed hopefully eliminating Pmi if that gets passed that would be a game changer .

Just guessing the numbers.If we put down $400,000 together with an interest rate of 7% (it could be higher), then im guessing the monthly mortgage with insurance and tax would be around $3,886.If each unit rents for $1,500/month: Total Monthly Rental Income: 1 , 500 × 4 = 1,500×4=6,000 Monthly Expenses: Mortgage (PITI): $3,886 Maintenance/Repairs: $500 Property Management: $600 (10% of rent) Vacancy Reserve: $300 (5% of rent) Total Monthly Expenses: 3,886+500 + 600 +300 = $5,286 Monthly Cash Flow: 6,000−5,286 = $714We split the profit in half so each person takes $357 a month..How much should we be profiting from this in order to make it attractive to jump in? 

We have $20K for immediate reno, and would continue in our unit over time.Parking: 2+ car garage (ideally 1 spot per unit)Personal taste: We gravitate to historical details (wood floor, built-ins, and curb appeal) and don't like flipped vibe, with LVP and grey paint.

That depends on a lot of personal factors such as your finances.

Fewer still actually show-up to deliver the value in-person. 

You can establish a personal LLC and use it to buy a business.

Most DSCR lenders actually prefer you to own the property in an LLC, although some do allow you to close in a personal name.

For example of above, there was a person I know, they bought a house for a rental, the square footage was enough to make a 3rd bed out of a dining room, that would increase the month rent by $400.00 a month if they did that..

As such, the risk of this going south is VERY LOW even in a real estate down turn, and thus I am willing to be a personal guarantee if needed.Glad to hear that this is possible.