One furnace & one water heater operate all three units. 

matt theriault and his wife also run a pretty decent little operation, but my I ask why you are on the turnkey pathway and not large multifamily?

., multiple site visits on an anonymous basis), apply analytical stress testing to pro forma financials and avoid certain categories of properties altogether (Senior Housing, Oil & Gas, etc) to ensure that all underlying properties held by the respective DSTs are prudent investments for folks who are not experts in making risk assessments for these larger operations. 

How can I connect with operator/syndicator? 

Larger deals are more asset based but experience becomes a factor so you will need an experienced operator on the GP side and or as a KP.A commercial loan under or near 1M is considered a small commercial loan, and I may struggle to find a loan provider.Smaller local and regional banks are great for these loans but they will be looking to you for qualification and person guaranty.

You can lay out details in operating agreement.

Is your dad going to pay 1/2 of all operating costs or is the cash flow from the rented unit going to cover his expenses? 

(filing with state, operating agreement created by attorney, and initial funding of business account.For a first purchase, this worked out wonderfully!

If you partner with an operator that can go anywhere and turn an asset  into the most desired apartment complex in the market, you don't have to limit yourself  to  one or two markets.

The key is always to find off-market deals with a lot of potential for increased NOI (net operating income).