Managers cost so much and make repairs cost even more, I do not see their value until you have 50+ units and no time. 

That is definitely your best bet... they will help you connect with a property manager, attorney, and contractor if needed.

I really see Columbus Ohio as an extremely safe bet for the next 10-20 years.

Buyer could even sue to make you honor the sale, depending on how invested they are.

OH is less expensive than CA or even where I'm at in Reno Tahoe area.

If you have any questions about the property, the rental process or even where to eat - please let me know!"

My advice is to hire thoughtfully, offering a full-time position even if the workload is initially light.

Tax benefits can help make a better business deal, but a bad business deal is hardly ever going to break even just because of tax benefits.The other big consideration you should have, in order to actually benefit from real estate fueled losses or credits, it will require a substantial investment of time - either to get over the material participation thresholds for short term rentals, or to get over the real estate professional thresholds for mid term /  traditional rentals. 

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

I think you may want to start of the arrangement in a more simple fashion.Ask for a loan in which he will get a stated return 6% to 12%.If you are both successful happy with this arrangement, upgrade to a partnership.I think a partnership off the bat makes things complicated.You will also likely make more money in a loan agreement if the project does well.