I’m not sure you can reasonably expect that you are going to recoup 70%-100% of the heat/AC costs.

Yup, this is exactly the reason that I wouldnt allow delegated correspondent - it's too easy to get greedy and gloss over red flags when you get paid to package and sell risk to your partners instead of bearing it yourself.

But I am looking for a local CPA.I see no compelling reason for that. 10 years ago, most of the local clients of my firm liked to come to our Houston office.

I like the property for a lot of reasons. 

Out of state investing in cities within a reasonable driving distance may be a good option. 

For example if one partner brings the 20% down payment and the other will do the labor for renovations then what would be a reasonable split be.

that is more a RV park. the MBH parks down here. we typically own the land, lot, and trailers. there is a reason but long story short, if i just own the lot and they dont pay the fee. i do not have the biggest teeth to push the need for my money. but if i own it all, my experience says it is a better path

Now, your post also stated Dayton, Ohio - any reason why you want to invest elsewhere?  

Reason being is that it allows you to invest in other products other than they offer, so that's why they don't promote these . 

This is literally the entire reason these companies exists - to get this stuff right.As for why, I have no idea why there has been an uptick.