Bring them in as passive investors.You can have up to 35 non-accredited investors in your syndication as long as you have a pre-existing personal or business relationship with each of them.  

When you buy a property you are bound by the preexisting contracts in place.

@Martin Rubio you can invest in a private offering if you are not an accredited investor if:You are sophisticated enough to evaluate the deal and make an educated decisionYou can afford to lose your investment without compromising your financial well-beingYou find a sponsor that has an offering that is not advertisedThe sponsor is allowing non-accredited investors into the offering (they are limited to 35 or fewer non-accredited investors in any given offering)You have a pre-existing personal or business relationship with the sponsorThe challenge here is that you cannot invest in any offering that is using the 506(c) exemption, which allows them to advertise.

If you have a family member with whom you want to invest then syndication isn't needed, since you already have a pre existing relationship with that person and aren't advertising a security, thus Reg D doesn't come into play.

It is easier if you already have preexisting anxiety (which it sounds like you do).

I'm looking for any pre-existing group that meets in Northwest Arkansas. 

Hard to say exactly Leslie If you look below you will see it was smart shopping that helped. the faucets cost not much more than regular because I sought out clearance and odd lot dealers, goose neck faucet 129 water fall faucet 39 from amazonrainfall shower head 39 from amazonI spent 900 for both laundry center functionality wiring and plumbing and retrofitting the preexisting closet to function as a portal for the laundry center plus 400 a piece for each stack washer dryer from scratch and dent supply house.the most money over builder grade was the under cabinet lighting which was relatively cheap about 20.00and perhaps the fancier vanity lighting and living room and kitchen lighting purchased from odd lots 10 bucks a piece retail value 60-100 a piecelaminate over carpet was actually a bit of a savings.so overall maybe 1500 over normal renovating costs for both units.I purchased oops paint so I saved there.worked side by side with the contractor hands on in the dirtto save money and learn at the same time.and countless hours working on the design elements.on one unit I repurposed a track light and hung it as a vanity light it looked awesome and cost me $5.00I bought a round mirror from ikea for 14.00 so no extra money thereput a glass shelf underneath total cost for bathroom remodel not including vanity $ 27.00

However, I also understand that obtaining financing for an LLC is often difficult (especially if there are no pre-existing assets or income streams).

- If there is no written copy of the lease, how does one handle pre-existing tenants?

For example - if you find a vacant lot in an area that is densely populated (with houses all around it), it may not be any coincidence that this one single lot hasn't been developed yet... because when a property has one or more of these pre-existing issues, you literally can't do anything on it (other than maybe grow grass).