In my opinion (what I learnt from my tech partners) is to Build multiple source of referrals to your website and make your website an information hub.

Network with investor-friendly professionals and find a mentor or accountability partner.

Think it would be a great place to connect with other management operations and partners to bounce ideas, connect and potentially expand operations, etc. 

If you can nab an experienced partner or if the GC you're using is willing to sign a completion guaranty, that will make it easier.

However as a huge coincident I got a text yesterday from one of my Real estate partners of the early 80s who lives in the county my family was very active in . and he said HEY you have overages on one of your moms lots  LOL.. so going to contact the county today and see how this works as she has since passed .. 

Possibly a non licensed partner could pay the bird dog fee while you focus on the agent side of the business.

My partner and I are looking to invest in a property along Hudson Valley (BRRR) and are building a team in the next 1-3 months.

My partner uses it to run a PM company and it's pretty good.

Their website has resources, to include a Landlord section in the menu: https://housingforhouston.com/landlords/partner-portal/

Your partners likely wouldn't be allowed the losses unless they are RE pros as well.