The problem I always encounter is, you own the project for life.  6 years later they will call and say, "you remember that doorknob you installed?". 

.: Quote from @Theresa Harris: For the washing machine, if she didn't ask to be reimbursed, just leave it. 

And the PMs and realtors I know don't want to talk to a website.

Congratulations on taking the first step!  

If you talked to attorneys, why aren't you hiring them and following their advice? 

If investors want to just be lenders then I would work with them as a lender on the deal so you don't have to setup a syndication also not sure where you are located (app doesn't say) but if investors California may be way around syndicating 

@James Calvert there is conventional financing that allows you to use renovations to make the property livable, just as you would with an FHA 203k loan.

Got thoughts on the topic of bookkeeping or just want to connect?

HI Andrew, There can be some flexibility around the 2 year history depending on the situation. 

However, depending on local regulations and the type of rental you are doing, you may need a business license.