If you plan to grow your portfolio, consider setting up separate LLCs for each property to shield them from liabilities tied to others, though this adds complexity and costs. 

Now they are required to obtain a commission agreement before setting foot in a property to show it to you. 

It's easy to set up and use.

Quote from @Brandon Blackmon: @Bruce Woodruff 100% the answer I'm looking.... a solid GC, has a 20-25% markup to I would for sure know going into this that these are private companies and they can set their own fees. 

Line of Credits (like HELOCS) allows access to a set amount of money up to a pre-determined limit and it is revolving.

I would suggest you up your rate from 8% to 10% to help off-set some of that cost. 10% is doable all day long here in Texas.

It is a fairly signinificant set up fee and monthly charge. 

In my area these are rare so they are difficult to set market rent, and I imagine get a lot of wear and tear with a lot of occupants living there. 

Say a "partner" comes in and it's say the unit is set, rent stabilized with a 3yr term. 

For active investing it is also helpful to have some type of advantage that sets you apart from other investors - that could be construction or rehab skills, market knowledge or anything else that gives you an edge.I was an active investor and didn't really have any of those skills.