However, when it comes down to the operating agreement and ownership interest in the entity (which was solely created for the deal), how much is safe to allocate to each member category without giving away too much control to limited partners?

I suspect there could also be a specific consulting aspect for direct assistance on the contract phase, due diligence, negotiation and operations aspects as well. 

The advantages of speed and streamlining operation technology can increase lender margins, or help keep interest rates and borrowing costs low.

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?

They have loads of experience with 1031s.

I like most things about the DST, except the relatively high load charges to get out of my stuff and even more so into the DST. 

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.