Everyone involved is entitled to numerous tax benefits, and generally investors are able to invest in properties that are much larger than they could afford or manage themselves.The participating investors are called passive investors because they don’t take any active role in the deal.

Want to avoid banks and institutional loans3.

But you're using an example of investing at an institutional level.

Institute strong incentives, either positive or negative (i.e., If they beat the deadlines they can earn more interest in the deal and if they don't meet deadlines their ownership percentages decrease).You do not want them to suddenly get a big job, and then your investment (and money) becomes their side project.They MUST have some skin in the game.

I would never worry about offending anyone with an offer; the Seller has an Agent, the Agent is there to respond to the market - if you as a market participant are making an offer (any offer) it is an indication of the market's judgment of the listing.

We use Key Data Dashboard, a much more precise tool which actually pulls the data from participating property management systems.

Well, I understand saving money, however, I'd ask a few questions on a plan to handle:1) Tenant has clogged toilet overflowing at 1000PM2) It's vacant and someone wants a tour tomorrow3) You have a crap tenant, how do you give notice/FED4) They institute rent control and you have new rules to follow5) How do you do service of notice6) They have too many people in the unitI think I'd hire one just to learn the new market, but you can do mgmt from a distance.

And don’t be afraid to participate in forum posts!

All tech no real estate at all and from the sound of the email to you I'm sure there is a cost for you to participate. 

Attend these meetings and participate in the meetings.