Most likely raising funds from passive investors would utilize a Reg D 506 b or c safe harbor exemption from registration.  

Tax savings are amazing and I have utilized cost segs myself, but you also have an opportunity to make an amazing return on your money in the Tampa Bay market. 

The first apartments I rented as the owner, were previously rented by the former owner at $150 month including utilities. 

On utilities, I bought a foreclosure in NJ and found out it was not attached to Town sewer and I actually had to extend the main line up to my property then put the lateral in and abandon an old cesspool.  

From what I can tell, the extra equity on the house could be utilized to provide better ROI.  

Tenant handles all utilities and lawncare.

Plus the challenge with mid term is you are generally on the hook for things like internet, utilities, etc.

My goal, over the next five years, is to utilize real estate in lieu of my current hourly consulting income, by building a portfolio of rentals.  

Utilizing empty lot space in this way helps to combat the increasing housing prices and limited supply many markets have been experiencing.

My tax advisor referred me to them, and I also utilized cost segregation on the properties, which significantly reduced my tax bills.