10% annual return on turnkey properties

[Mahonri Bussey]

I'm working with a gentleman in Utah who is a flipper. Most of his homes are in Alabama, after running through the numbers I have come up with the ability to cover all expenses and have reserves, plus pay investors 10% annual returns on their investments.

My questions is this, I just want to help investors with a way that they can invest with me and I'll pay them on a monthly or yearly bases for their contribution. Basically I don't have the capital for the down payment but I have the llc, the book keeping, the lender and the deal.

How many "partners" am I allowed to have without it having to be a syndication and go through the headache of that?

currently I have at least 10 properties lined up, each averaging about 50k a piece with at least 750/month gross rent. Property managers are already in place and cross referenced with other investors that use them and have purchased from this same flipper.

Any additional insight would be much appreciated, I just need to know if I can just have individual investors buy a portion of my company and then I can use the money to purchase the properties and begin paying them their returns or if its more complicated than that. thank you ahead of time.