Get a deal on a property and put a minimal amount of work into it to get better rents.

Here where I live in TN, I would have no problem having the bottom end at 67 or 68 because the risk of freeze up is minimal (I'm in the mountains).

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?

Buy out the properties mortgages and sell it for a loss and try to minimize the total loss?

The guaranteed rent payments are one of the most alluring features because the housing authority pays all or most of the money immediately, minimizing the possibility of payments being missing.

I have found that the return on a SFH STR in those areas is minimal in comparison to other assets as they require a large down payment, but with management taking on 18-30% of rents it's much more difficult to manage.  

That makes you give minimal effort and say (see it didn't work).

@Joey B. the main benefit to using FHA is that your are able to purchase a home with minimal down payment.

With a purchase price of $220,000 and minimal renovation costs of $1,500, the property promised a substantial return with a sale price of $245,000.

These efforts demonstrated our ability to maximize returns with minimal investment and time, ensuring a profitable outcome.