RE investors do this type of structure all the time (though most don't house hack).

As to structure and conflict of interest, I was initially planning to structure it as an equity fund but was told it might be more attractive to investors as a first lien debt fund and to use it as a bank for the LLCs deals.

Whichever strategy you choose, ensure you're adhering to IRS rules about prohibited transactions and working with experienced professionals to structure deals properly.Regarding non-recourse hard money lenders in San Antonio, I don’t have specific recommendations.

With a few tweaks to the management structure, and with new leadership, I figure we can greatly increase the revenue.

It’s crucial to consult a real estate attorney and tax advisor to structure the transfer in a way that minimizes tax consequences and aligns with your objectives.

So its either all cash, findings those needle-in-a-haystack lenders, or would need to be some other creative structure

Raising money is all about marketing and sales (not real estate specific) so either hire marketing agency and read sales books, or hop on some LinkedIn courses on marketing and sales.Not sure the legal structure to use: talk to accountants and attorneys.Need deal flow: talk to brokers and go to a lot of networking events.Lending terms: start calling banks and loan brokers.From there, it is all risk mitigation. 

I’ve realized I need additional help—someone local, like an assistant.Here’s my idea: I was thinking of purchasing a small piece of property and putting something modest on it, like a single-wide home or a similar small structure.

This structure probably just means more grey area which means more legal fees and perhaps less chance of either of us being covered at all.

If you plan to invest in a syndication as a limited partner (LP), ensure the structure allows for direct ownership in real estate (e.g., through a Tenant-in-Common (TIC) agreement), as partnership interests are specifically excluded from 1031 exchanges under IRC 1031(a)(2)(D).