How to raise money and form partnerships with non-accredited investors

[Ryan Denman]

Hi All,

I considered starting a REIT to allow others to invest and build wealth in projects that I would start, but that was a much, much higher level than I actually have interest in pursuing. Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:

My Role:
-Decide on properties to purchase, mostly SFHs
-Establish LLCs or other business structures to hold the real estate and distribute returns
-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors
-Act as property manager for the properties
-Depreciate properties held in business entities to minimize taxable income to investors
-Distribute returns to investors
-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App
-Find investors from connections, friends, and family with no public advertising
-Advise in a minimal capacity on tax and real estate strategies
-Send investment reports to investors
-Be fiduciary to all investors
-Receive compensation from PM and other management work I do related to the investments

Investors:
-Can be non-accredited 
-Invest as little as $1000
-Can use retirement accounts

What references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

Thanks!