While you will need an engineering company to complete the Studies, you will need a tax preparer to file Form 3115 to do the catch up, as suggested above.

I'm hoping there's a simple explanation.

But I highly suggest getting advice in setting up your own entity. 

@Daniel WindingstadThis is alwasy a popular question and everyone will likely suggest the location they are investing in.

would you suggest a local RE attorney form the oporating agreement with the roles spelled out should be good enough?

As suggested above you should STAY AWAY from that group.  

Some great suggestions here already.

I'd suggest finding the top sub-institutional brokers, building relationships with them, and letting them know what you're looking for.

However, here are a few general suggestions that might help:Since you’re looking to offset rental income and don’t qualify as a real estate professional, one strategy could be to consider any capital improvements you’re planning in the near future.

@Geoffrey S.There is a learning curve if you are unfamiliar with accounting or never used the software before.I would suggest watching the tutorial on how to use the software.