I agree with you that if you are raising capital, you need to have other responsibilities in the deal, and you can't  get compensated for raising capital unless you have broker deal license.It can work if the sponsor who is running the deal is qualified, but unfortunately, people who purely raise capital can't vet a sponsor.Caution: If you're going to raise money for someone else's deal, have a conversation with a securities attorney.

Larger amounts you would be the sole lender and the sole bene so your secured and your HML is taking the points for their fees.In CA you can do fractionalized loans were the Bene's are actually co beneficiaries with secured interest on the loan..

IMHO in order to secure the best terms, you'll want to stick with W-2 for the purchase.

A good team for out of state investing consist of a local lender, Property Manager, contractor and a good agent to coordinate with everyone to secure your transaction.

They could also use the bathtub to dissolve the body of their grandmother while they continue cashing her social security checks.

don't worry about securing a mentor. 

Here's how you can structure it:Contingency Clause: Include a clause in your offer that states the purchase is contingent upon securing a lease agreement with a tenant within a specified period.Time Frame: Define the time period within which you need to find a tenant.

What damage could it possibly cause that their security deposit wouldn't be able to handle, worst case scenario? 

S8 Challenges:1) Voucher holders not having funds for application fees or security deposits2) Tenants trashing properties, killing ROI3) Tenants not paying their portion of rent or utilities4) Tenants not cooperating with ongoing S8 requirements or inspectionsAlso, you stated in your initial post that you'd be buying turnkey rentals.

We were unable to secure offers within a reasonable price point.