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?

Pre-construction are the best deals in that you can buy much cheaper if you buy early enough, which gives you a much higher ROI and give you equity from the get-go.

"As a third-party online payment facilitator, Innago is required to collect tax information for any taxable entity that receives more than $600 in payments.

One stated that it was cheaper to rent than buy in 97 out of the 100 most populist cities.  

You can still find deals via referrals or pocket listings which are cheaper but you will spend more time to build the connections and relationships.

I’m thinking a less expensive granite vs. quartz in kitchen, maybe not spending a lot on the showers/ glass and trying to finding cheaper cabinets for everything but the kitchen. 

They are planning a cash out refi (which is non taxable) which I'm including the reinvestment into the IRR. 

Quote from @Marcos De la Cruz: Remember: cheaper doesn't mean you'll make more money.Start by going to www.narpm.org to search their directory of managers.

I've seen this done before - cost would be a lot cheaper.

Tenants don't really realize on the west coast it is MUCH cheaper to rent than to own.