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

Currently, I am a REALTOR in Auburn, AL, and the surrounding areas (I selected the location as Birmingham because that is the closest option to me).

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

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. 

You can invest in any market selecting the ones that you believe are seeing the most growth, and do it from anywhere.

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).

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. 

Here are a few things that might go into my consideration for one program over another when selecting the right program for a client.There are a lot of pitfalls with each unique loan program out there, so it's all about threading the needle with the "most right" selection the first time around.• Is the property leased?

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