How commom is real estate syndications?

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I was wondering if anyone actually already closed a syndication deal to share their experience, and expectations vs reality. I am looking at a 400k 6 unit building that is positive cash flow. I am 21 years old with excellent credit score with diversified credit types except real estate. I understand i need to get at least 100k for down payment. I dont have that much money. i would like to syndicate and raise that 100k from various investors. And analyzing the cashflow i can certainly give them a 10% annual return on their cash invested. How should i start doing this and do i need to be incorporated to do it? I do have a family real estate LLC business going on if being incorporated is a must, but i want to do this on my own. Can i syndicate this deal with no money down, maybe something as little as 5k? Am i being reasonable? Will investors freak out knowing i am barely putting money down? I want to be the main syndicator meaning i handle all decisions and they only get their return. thanks!