So, don't get involved as a lender, make the loan and contract outside the lending entity where you have something at risk as well in order to share profits is my suggestion.

We could offer $210,000 to make it a 1% deal, but I understand that the seller paid for the rehab, would have to pay capital gains tax, and closing costs.Based on the info provided (potential rent roll, the fact that it would be a house hack, and the appreciation potential), what do you think a reasonable offer price is to get them to sell a property they recently bought and put money into? 

Lenders do not provide funds without confirming any liquidity in the property.

Depending on the size we may partner with 1-2 people so that’s another aspect I am looking into as well.  

They can provide specific advice based on your situation, goals, and the nature of the property.Sorry this post is a lot longer than I intended. 

Maybe my expectations are too high due to the quality of my property manager.Do you agree that a PM should be proactively pointing out future maintenance issues, or am I expecting too much as well?

It turn out well?

Well done on a successful deal.

I just bought an SFR home in New Braunfels and it's been slow go there as well.  

Looking at outside markets can work very well, but you must have a team in place prior to purchase.