I'd start with how much property can you buy (a function of how much $ you have and what type of financing you've arranged to qualify for).  

When you learn enough to be functional you can go off on your own and you will have the "how to do" in addition to the "what to do". 

It does rent collection well, has some record keeping functions, syndicates your listings out very nicely and even has a work order function built in.

Trying to utilize for all functions.

As far as structuring the partnership goes, it seems like at this point you will functionally be an agent on this person's team . . . in that case you'll want to dig into 1. what are the commission splits (yours/theirs) and what responsibilities will you perform on the behalf of the mentor/leader and what remuneration will there be, if any.In the future as you approach a different form of partnering you may find it good to form a business together and flesh out an operating agreement. 

@adam @Adam Sankowski as long as your fixtures are functioning properly, water usage isn’t going to cost you a lot.

Anywhere below $100K for a functional multifamily in the city proper is pretty much limited to Homewood now.

I’ll definitely utilize those functions going forward.

He didn't spend a bunch on any frills but a clean functional and perfect rental "finish".

IRR is a function of the time value of money.