I would simply establish relationships with realtors and your investors. 

We only agreed to the ridiculously high fees because we wanted to establish business credit for new LLC and were told we could get the lump sum in our account in 2 weeks or less.

Was hands on with tenants which established trust and was able to get information.

I walk to the front and the tenant has removed thousands of dollars of established landscaping and is planting annuals in their place, which will surely die in the summer heat.

Those syndicators establish investing protocol and disclosures for their passive investors.

Establish the LLC for accounting purposes but don't move the property into it?

Know that once a grouping has been established, it must remain for all future tax years.A third way is to have your spouse qualify for REPS status.

@Scott Smith and @David Disraeli, I was informed that South Carolina does not recognize Series LLC, thus any lawsuit would follow state established LLC law, not necessarily that of a Texas-based Series LLC.  

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?

But, if you have more money then I would try connecting with established wholesalers or realtors in your market who could bring you deals.