Have you researched the work/reputation of the Developer? 

Eventually I built a reputation of getting things done in real estate. 

@Kyle GreenGo with a reputable national company. 

It's important to work with professionals who have good reputations and experience.

Ask the seller for the P&L and if you can't get it from them or their property management company, then call around to a reputable PM in the area to find out what some ideal expenses could be.

I would trust my assets to a good, well vetted and reputable PM more than some random funds manager.

I want my reputation to be when a buyer gets a deal from me they know it is in their targeted market and something they need to stop and review.

I know thIs may seem elementary however no one close to me has done anythIng lIke thIs and I wanna get my Info from a reputIble source vs scannIng through google lInks.

That might mean the first few deals are an unfair split between you (and your efforts) and the investor, however I view that as the cost of getting a reputation built.

There are a lot of good resources here on BIgger Pockets and few other reputable resources as well that go in depth in all these areas.As you pursue the path of a real estate investor, ask yourself questions like do you want to be an active investor or passive investor?