Hold your horses' (another saying) for a while, read every post you can find on BP, learn the differences between investing in single family homes compared to investing in multi-unit properties where when you increase the rents you increase the value of the property almost exponentially and learn the difference between investing in long term rentals compared to short term rentals where they required 24/7 management and higher management and other costs.The first thing you need is to write a business model you want to adhere to.

I have done mostly single-family flips or Muilti-familty reposition so this resides a little outside my area of expertise so id love to see if anyone one has any ideas or template they have used to position similar deals.

AFTER 2016 they force you to the "subscription" model which is horse crap in my opinion. 

Currently all my properties follow this model and are in small towns.

What make and model?

That’s the business model my PM company follows.

Our investors also prefer a model that allows our PM partner to earn sweat equity on the deal.

They will develop 15 yr cash flow models and understand the NPV of an investment.

Does anyone have a model/ marketing plan that works for you.

It is definitely possible to beat the returns of a syndication - but it is not passive, it will take a lot of time and energy and you will need to have some expertise in the market or asset class you are working in.