There's a bunch of suffering people right now in syndications that to some extent followed this line of thinking - XXX is famous so S/he must know how to run a syndication.

We fund EMDs and Double closes on wholesale deals for a fee.for example if you are double closing a property worth 250k and selling it to an end buyer for 300k, you need the full 250k upfront and we can fund that amount. how much yall charge and in what states do you use lend to  States aren't a limitation.

But when they bring up the syndication approach of LP+GP, that they will help me raising 35% down payment from private money in exchange of 65% share of ownership, I shocked.

Hey @Hardy Vibert I'm local to you but have some properties in Dutchtown + Surrounding Area and lend there too. 

The range of IRR's syndication/crowdfunding deals is much wider than just 15-18%.

It's not necessarily something to resolve or fix or perhaps even research, unless a lender won't lend on it because you don't own the surface rights so would not finance permanent structures there. 

Does this mean they're technically violating lending rules/regulations by not informing the lender that the property will be sourced as a rent-by-the-room asset? 

If you have an LLC, ownership percentages are recorded and thus difficult and/or costly to change if an active partner is earning equity through actions.To give some personal experience, Lending and banking can be difficult at best, impossible at worst with a Land Trust.  

If I'm assisting with raising capital for syndication is there licensing, etc I need to be aware of before I proceed? 

I think if you really want to gain exposure, start with lending or title work.