This sounds like you are about to get scammed or you are advertising a scam.  

Also consider that a deal is NOT what is advertised its what YOU make of it by negotiating, rehabbing, managing, etc to maximize its potential.

(I also do all of the advertising, tours/viewings, communications resulting from the advertising, but once all of the rooms are rented, and I am purely managing, how are property managing hours discerned, I suppose that's my question here.)

It is very time consuming to allocate overhead costs such as automobile, cell phone, etc. to each property.

Otherwise you can try to wrap it up under contract and advertise the heck out of it to get it sold for more before you close.  

I haven't advertised on Craigslist in over a decade.

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 investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat 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?

They can also assist newbie tenants with build out.Always be advertising these units as they do have more frequent turnover than I realized.Collect larger deposits. 

Then offer that rate to the current tenant with the PM’s lease to get out of any errors in the old lease.if they move out fix it up, take pix, advertise, and move on. 

Often, even if a property does not advertise owner terms, there is usually seller receptiveness for the conversation.