Your best bet would be start reaching out to banks/credit unions that provide FHA  or 203k loans to see what they require based on your work/school situation.

@Felix SantanaI will bet that the guru company made you sign contracts that "discourages" you from ending the relationship.

Mark Nolan thanks for this, oddly it was the reason signed up for BP but never could figure out where to download it, worked this time though.

Plus I bet the PM keeps books for the property and issues you a monthly and year ending statement for taxes. 

I will also add the Turn over in 1 bedrooms is quite high, I bet they average less than 2 years per unit, probably closer to 1-1.5 year tenancy, 1 bedrooms tend to be temporary and transient tenants, till they find a significant other and start a family, or need more space. turn overs get expensive. honestly the more i think about your deal the less i would pay.

Your best bet (as @Thomas Gagnon already mentioned) is a local bank or credit union that uses their own money (a portfolio lender).  

I bet the seller wont like that but you gotta look out for yourself. 

Is anyone willing to help me on this odd transaction for a split of the rent?

Jay, would you say jumping on a large apartment deal as a passive investor, or buy a couple of highish APR notes would be a safer bet at this stage of the game than buying 1-2 SFHs?

Your best bet is to get a loan for the property, so the lender can have a mortgage, and save your money for repairs.