These are just a few starting places that could help you sort through your plans! 

I'd refer them to petscreening.com and let them sort out the ESA letter.

I figure if I charged any sort of deposit, they will leave the place dirty enough to justify the extra work to clean it back up with the deposit money.22 houses total. 

A properly structured syndicated offering will be an LLC as is, therefore, from an asset protection standpoint, there is very little point to forming an LLC just to participate on the LP side.Now, if you are trying to pull partnership money and charge the partnership a management fee, which sort of makes you a feeder fund into the syndication, then there are a whole host of questions for an attorney. 

Most syndication business plans involve a value-add strategy of some sort. 

I almost wonder if this question is a plant of some sort just to gauge the types of responses it would generate, so I'll take the bait in the even that this is a bot or troll (full disclosure, my career is not in any way related to the success or failure of the RE market).

If you aren't self motivated, this isn't the road for you.

Inventory is not moving as fast as I had expected but I’m also weary of my own impatience since I’m motivated to sell.

Am I issued some sort of deed after 3 years of paying?

It’s insane trying to get some sort of funding via SBA Loan because some require either 25% of what you’re asking to borrow, collateral, x amount in assets…etc.