Can anyone offer tried and true tips for securing a good contracting team for a small-scale investor?

It took constant looking at properties on the MLS and a lot of offers turned down on various properties.

I offer some of our documents in the BP File Place, available to you for free, look under Other Documents for these.As for the most recent challenge... if you have a clause in your rental agreement about unauthorized occupants, enforce it.

Certain vehicles offer more protection than others when it comes to bankruptcy proceedings and ringfencing assets from creditors.A good CPA should be able to effectively advise on the tax and legal implications of each vehicle.

At a 66% LTV, they're offering me 7.5% interest and $245k out.

I would encourage you to offer a "move in special" to your tenant. 

I know other offerings where they have partnership interests in the LLC as well and are not considered unsecured debt.

It's all about supply and demand for your specific offering. 

Is it only offered in select states?

The loan program I was offered is the Family Opportunity Mortgage.