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?

We seek a good realtor with STR investing experience in Boyne City or any good and upcoming city in Northern Michigan with Low to Moderate restrictions. 

Ended up with moderate to great weather and received an amazing review. 

Or cities where inventory is moderately increasing but it's below median house price in the nation with a growing population and could attract businesses. 

**Moderate Rental Income**: With a monthly income of $4475, the property offers a fair return on investment with expectations for growth.My Net Cash on Cash is 0.6% Not ideal but with yearly expectations for rental increases and equity growth, I will eventually get a good cash flow.

I like Columbus for moderate cash flow and high appreciation and Cleveland for high cash flow

My units are moderately priced as others in the area.

If they make one call to city and they are low to moderate income they willbe provided with a free lawyer more than likely and you are going to be slapped with not providing a nonhostile living environment.

Are they looking for cash flow exclusively, moderate to high appreciation potential, or both, etc.Typically, with more “affordable” markets, you get better relative cash flow but also more intensive management concerns (vacancy, collection, maintenance, turnover, etc) and less appreciation.

Granite vs formica is starting to matter to picky renters...since they have so many options.Our ACs get stressed faster than cities with moderate climates year round so keep your CapEx handy.