Do you have the skills, time and resources to do the rehab?

Are there transferable skills you have that are applicable in another line of work or with another employer?

There's something to be said for this, as those "good opportunities" get you repetitions that lead to clarity and skill growth, so they are not to be avoided, but if you see yourself owning property for a few decades and have the budget for it now I'd look for things that cashflow well in good areas on normal lots (i.e. not too small, not too shallow, but just right)

I can offer you my time, my financial skills and my networking capabilities.

Unless you know those skills and are very versed in construction, you will cost yourself more money in the long run.  

Historically, my model has been to buy properties that have been mismanaged, and where there is value to add by bringing competent business/management skills to the asset to get it producing more efficiently.

The economy is dependent on farming which thrives on low skilled workers and mgmt.

I wouldn't jump to partner with an unknown person, but a JV can be good to leverage for tools / skills you don't have.

Decided during the pandemic that I was going to use the opportunity to sharpen skills with education. 

They are leveraging my marketing and sales skills so they can just buy a good deal and focus on their exit strategies.