You are correct that if you have silent partners (LPs), you would need to set up a syndication.  

I'm having trouble finding cash buyers and investors in South Florida to be able to wholesale my deals to.

You are treated as a "student" trying to gain "admission" to their program. 

@Matt Smith generally speaking it’s a combination of rising interest rates which have caused cap rates to increase (thus wiping out equity), debt is resetting at higher rates, rising opex costs due to inflation and stagnant or softening of rents due to an increase of supply.

It’s great to see people with an eagerness to grow in real estate wholesaling.

We let them invest in these homes with us by allowing them to buy a % when they collect/earn enough money.

I was considering having a lawyer draw up a baseline loan doc and make tweaks to it on a per loan basis.

What off-market really means is that the seller refuses to sign an exclusive listing agreement with an agent but tells the agent if they bring them a buyer, they'll payout a commission.

It may pencil out if you're building an extra unit, but just a single bedroom is not going to work.

Patience is a virtue that may be worth practicing.