I am a member of a private group that puts these syndications together ONLY with members of the group. 

For simplicity, consider forming separate LLCs in each state for properties, using a revocable living trust for probate avoidance, and securing umbrella insurance.

If you have time to secure this loan through a bank, I would strongly consider it. 

You might study up on this Atlanta business that is growing their business with private offerings (funding)   padsplit.comThey have a shades of gray solutoin for the unrelated adults, and rooming house zoning that is sort of working in the Atlanta area.   

Our rent-by-the room residents appreciate a lockable bedroom door, a private bathroom, sufficient on-site parking, a large refrigerator and a large washer and dryer (in order of most to least important).

Definitely would be ideal for where I am at right now, the hard part is actually finding a private money lender!

Can You Secure a Second FHA Loan?

I cancelled their contract and when I asked them the security deposit be mailed to me in NJ, they sent the security cheque to some address in Philly.

Quote from @William Causey: When choosing a private money lender, how do you weigh the importance of flexible loan terms versus fast closings?

I sent you a private message.I don't restrict certain breeds, but you may want to consider it.