Run the numbers every day as if  you’re exercising.  

So, network with older investors in your area and perhaps you'll find some treasure troves of folks looking to reduce the maintenance burden of their investing by stepping into the financier role. 

The advantage of "rent to own" is that typically you're selling them an option to buy the property that they can choose to exercise or not.

What are some great books on negotiating with sellers and -if any- books on playing the role of acquisitions properly?

Assuming this is just innocently trying to start up a business, it appears there isn't much trust or role definition amongst you and your partners. 

This exercise may enlighten you (and if you want to post your result, I would be interested but I am confident it will be over $1k/month because we buy semi regular, including some poorly timed such as 2004, and they have all appreciated over $1K/month (I believe our worse is $1.6k/month over the hold period)).  

Also, give your family member or friend a promissory note connected to the specific property and have a deed of trust recorded on it; unless it is a partnership that you are doing and then I would encourage you to have a partnership agreement outlining the expectations and the roles and how the profits will be disbursed, etc.  

I don't blame Landlords for exercising due diligence when hiring a new property manager. 

The Operating Agreement states who has what role in the business and who can legally sign agreements for the LLC.

If anyone has good, quality referrals for the following roles, it would be greatly appreciated.RE Attorneys for guidance and closings (we don't have escrow companies in FL)Title companiesGeneral Contractors that have good experience with investors and/or do flipsReal estate agents that have experience with investorsThanks in advance!