John, I am in a similar situation, looking to diversify out of SFR in my local market and towards small investments in commercial real estate through crowdfunding but I am also not yet an accredited investor.I've found a ton of great information browsing BP as well as a lot of good informational material on a site maintained by @Ian Ippolito -- He provided this advice in another forum: "If you are nonaccredited, there are a lot fewer national choices: Richuncles, RealtyMogul and Fundrise.

Go check out Open Houses and pay attention to pricing, what are the finishes (materials, quality, etc.)

The implied warranty of habitability requires landlords to maintain their rental units in a condition fit for the “occupation of human beings.”86 In addition, the rental unit must “substantially comply” with building and housing code standards that materially affect tenants’ health and safety.87A dwelling may be considered uninhabitable (unliveable) if it substantially lacks any of the following:88• Effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors.• Plumbing facilities in good working order, including hot and cold running water, connected to a sewage disposal system.• Gas facilities in good working order.• Heating facilities in good working order. • An electric system, including lighting, wiring, and equipment, in good working order.• Clean and sanitary buildings, grounds, and appurtenances (for example, a garden or a detached garage), free from debris, filth, rubbish, garbage, rodents, and vermin.• Adequate trash receptacles in good repair.• Floors, stairways, and railings in good repair.In addition to these requirements, each rental unit must have all of the following:• A working toilet, wash basin, and bathtub or shower.

It takes twice as long, is half as good, and the material cost is about 20% higher.I'll continue to do some of the work myself because I enjoy it and I think the education is helpful for future decision-making, but I'm aware that it's an expensive hobby to do my own work.

The material you should be able to look up for the most part and measure how much you need.Good Luck!

I'm looking for funding on a package of properties.  

That is an eventual future step but near term to write a contract to buy its simplier to buy Frank and Dave's 30 days due diligence package.  

Good Evening All,I'm looking for references on either reading material or online references about how to structure a real estate partnership.

The kicker here is turnkey companies have access to contractors and materials cheaper than you and I do.However, it may take you a little more time, but if you ask around for contractor recommendations in your network, and then hire each job individually I think you'll save the most money that way rather than hiring a GC. 

For example, if I hypothetically package a 30,000 s.f. mansion with a 2/1 fixer upper for an overall sales price of $10M, I doubt the recorder will list the sales price as $5M each.