We almost went with a loan that we have to pay all the cost upfront and then get reimbursed on the back end and that was just not something we were willing to do.

I think you bring up a good point of considering offering higher returns to investors if I have to begin to search outside of my network.But my original question from the post still remains, where would you recommend I search for people interested in an opportunity like this? 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Let's say it's $100 a month and the cost to install a fence is $3,000.

What's up @Kadeem Kamal - Awesome stuff! 

I did find this deal driving driving for dollars, the realtor of the property was adding his sign in the front yard, I approached to make and offer. we close in 3 weeks.

Put it up the chain of command.

About the same as if you rent it, less costs.

The primary risks at this point would be       1) to your lender, the risk of a margin call.       2) To you; underestimating the true cost of a project and cost overruns      3) To you; legal risk of securities regulations if you partner looses money. 

If you live in a high cost of living area, investing in more affordable out-of-state markets can be a great strategy.