If you choose a good lender (PM me when you're ready) they will help you mitigate risk and work out a deal that you are comfortable with. 

If you know anyone who may be willing to sell their a portfolio, I’d be happy to pay a finders fee or even work out a percentage of our deal for you. 

Which could always become my new primary if it doesn’t work out as a rental. 

When someone pays $99 for a weekend seminar and the “business/investment opportunity” doesn’t work out for them they just go about their business with little concern.  

Move them out, clean the units up, and place your own tenants at market rate.Any other method is going to create a ton of work and stress, and it probably won't work out well for you in the end.

Not to be pessimistic but what if your relationship doesn't work out?

Just a quick look at your needs list, you would be looking at double that especially if you are contracting all the work out. 

Here's a deal analyzer template that I use.Even then, I recommend making sure whatever property you buy can also cash-flow as a long-term rental in case things don't work out.

If so, how did they work out for you?

If you are handy and you live locally, it may work out  But if you need a contractor to come from a larger city, they will charge an arm and a leg, if they come at all.