Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:My Role:-Decide on properties to purchase, mostly SFHs-Establish LLCs or other business structures to hold the real estate and distribute returns-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors-Act as property manager for the properties-Depreciate properties held in business entities to minimize taxable income to investors-Distribute returns to investors-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App-Find investors from connections, friends, and family with no public advertising-Advise in a minimal capacity on tax and real estate strategies-Send investment reports to investors-Be fiduciary to all investors-Receive compensation from PM and other management work I do related to the investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

AND THAT IS JUST FOR THE BARE BONES OF THE STRUCTURE.  

Yes, if your partnership remains intact (how you sell is how you have to buy), and you structure it is tenants in common with the new ownership on the replacement properties. 

You will have to do some structural improvements, as well as adding electrical and plumbing.

Its hard to understand based on your post what this fee is for, but perhaps the structure does not entirely conform to zoning requirements as a single family home or something of that nature. 2.

Purchase price: $45,000 Cash invested: $12,000 Sale price: $124,000 Old single family home I flipped with some structural repairs, sanding and refinishing original hardwoods, new kitchen, light bathroom update, paint inside and out, and other cosmetic touches

I am looking to purchasing a property with investors and trying to figure out how to structure it so that the corporation can receive the tax benefits of managing the property.

Single family homes - as a structure - also generally depreciate.

Then structure the purchase of your investments in a way where you or your spouse can retire.You might be able to buy 1-2 properties every year and maybe after 7-8 years have enough properties to replace one spouse or both spouses income.With that said, income from rentals are going to be better than other income types since the cash-flow will be shielded by depreciation.

If you or your clients can structure a creative offer, it'll be a win/win for all.