These passive syndications have been a perfect investment vehicle for me and my situation. 

Investors looking to use TK real estate as an investing vehicle need to understand that they are paying retail prices for someone else's risk and work.  

I can clearly see the property has no vehicles and saw no furniture after looking into a couple windows, so I knew they weren't being rented.Plus, the neighbor had told me it had recently been for sale.

(Preferably single family homes but I am open to all vehicles here). 

Then I can help manage the fund by investing in a variety of vehicles such as private funding to developers, buy&hold apartment complexes, etc.My question is-  1) what licenses/certificates do I need to start such business?

Shawn if you have created an LLC you can most likely write off the Vehicle but you really should have a good team around you.

.)- Possibly a yard sign (depending upon vehicle / foot traffic that would see it).Make sure to price it correctly, have lots of pictures and a decent description in the advertisement.Feel free to message me with any additional questions.

He also wants a new vehicle out of the deal.

If you use a corporation as the investment vehicle you can pay yourself to manage the property and the corp can expense your pay. 

A high percent of the multi-unit properties look like you need a bodyguard and an assault rifle to collect your rent and you had better have a guard watching over any work vehicle with tools inside because your tool will be stolen within seconds and maybe the van.