Our home LLC in ND but it only costs about $100 and a foreign LLC is all our CPA recommended we do.  

He’s not a pushy salesman, and I’ve got a business partner who has worked with him for the last 10 years without any issues.As for your situation, I wouldn’t say it sounds like a Ponzi scheme, but I’d strongly recommend meeting with the fund sponsor in person and asking as many questions as you can.

Does anyone have a real estate attorney recommendation to review a property management lease?

You didn’t read the fine print.

Any advice or tools you’d recommend would be really helpful!

@Derick Jennings Without knowing more about your situation, I'd likely recommend a house hack, a strategy I wish I would have known about when I got started.

Just be transparent with the sellers that you are licensed and for good grace recommend they use a realtor on their end, although not necessary. 

If you're looking for a more landlord-friendly market, I personally recommend Columbus OH.

Until you have $1 million or more in equity and really understand how to use an LLC, I recommend you just buy an umbrella insurance policy for $1 million.

I would recommend against being the GC unless you are confident of doing more than one effort.