So you build up the portfolio but only really make your money on the exit/acquisition/management fees & promote.

Personally I would not promote publically that you created an illegal duplex.

Cozy made a decision to keep things simple; tenant screening, rent collection and (very recently) to property promotion and it fits to their business model. 

Moderator note: No self promotion.

No membership, fees, RSVP, promotions, etc.

They are promoted by BP and is open to non-accredited investors (BP should have an active promo link somewhere).

Well, you seem to be the exception in that you have a vested interest in promoting the area since you are a PM but you are realistic in your posts.

(c) For another person, and for commission, money, or other thing of value, promotes the sale, exchange, purchase, option, rental, or leasing of real estate, a time share, or a business or its goodwill, inventory, or fixtures, whether or not the business includes real property.

What is the exact split between the “money” and the “promote”?

(I apologize, as reading that last sentence I just wrote seems a bit arrogant and I want to stay humble, but I also need to stay on the right-side of the mods here and not "self promote" myself.)Anyhow, I hope this helps.