We worked out a deal where is we borrowed at 50% LTV we would not need to provide personal guarantees and the loan would be secured by the mortgaged property ONLY.  

This is lengthy, but I'm trying to provide as much detail as possible for anyone kind enough to provide feedback.I bought a condo 3 years ago but now need to move for work. 

to get to the point, i would find an area likely to experience more demand and ensure the financials work out for both MTR & LTR's. i would ideally start out with a fourplex and depending how that goes, possibly scale from there. i do believe that it is more traditional to syndicate on larger properties so i am wondering if you know if it is possible to syndicate, starting off, for one fourplex or even one MTR condo. my gut feeling is to start with one beach-front condo in florida that requires $37,250 down . a new construction fourplex, however, i could finance with a USDA loan myself and not have to consider investors so that may make things easier, possibly.no airbnb's. maybe VRBO. two week minimum stay. only in areas very likely to have housing demand due to new factories being built.i own/run an STR right now and it is going well with only the occasional hiccup.

This is a very passive way of getting involved in real estate that provides fixed returns that are usually higher than the stock market.Those are a few ways to get involved in real estate in a more passive role. 

I've lived here my whole life and know the area and properties very well.

As well as empirical evidence.

Here's a breakdown based on your examples:Carpet, Vinyl Flooring, New Toilet, New Vanity, New Tub: These items are typically considered assets because they are permanent improvements to the property that provide lasting benefits.Plumber Labor for remodel: Labor costs for installation or repairs are generally categorized separately from materials.

We purchased in a different market a few years ago as well.

Initially I had thought that this company only does property management, but as it turns out they help the investor from A to Z, when it comes to finding appropriate agents, lenders, contractors, handymen, managing rehabs, management, providing advice on the best investment strategy, etc. 

Some will be okay with being in a bad area as long as they get cash flow, but others are okay with getting that 3% as long as they are in a good area that will grow well.