Reading through some other forum posts, it looks like there are much simpler partnerships, entities, or offerings that would meet what I am trying to do:My Role:-Decide on properties to purchase, mostly SFHs-Establish LLCs or other business structures to hold the real estate and distribute returns-Purchase properties, using loans as needed depending on the ROI/cash flow desired from investors-Act as property manager for the properties-Depreciate properties held in business entities to minimize taxable income to investors-Distribute returns to investors-Create investments that have high cash flow (CF) and low appreciation (App) , moderate CF and App, low CF and high App-Find investors from connections, friends, and family with no public advertising-Advise in a minimal capacity on tax and real estate strategies-Send investment reports to investors-Be fiduciary to all investors-Receive compensation from PM and other management work I do related to the investmentsInvestors:-Can be non-accredited -Invest as little as $1000-Can use retirement accountsWhat references can people recommend for me to learn about business structures, partnerships, securities, taxes, or other topics to get me started on learning what will work for my goals?

What is your initial cash flow using the 50% rule?

Should we hold out for a better offer, or take a cash offer now?

We look for cash flow and growing markets. 

@Anish Ramrakhyani - Indiana is a GREAT place to invest :) lots of potential for cash flowing deals.  

People think that they can cash in by suing them thar rich property owners.Regarding the amounts to insure, we just increased our rebuild value to $350 a square foot.

Purchase price: $140,000 Cash invested: $140,000 ARV 375,000...currently making monthly interest only payments to investor...using as primary res....Will refinance in a few months and use equity for other investments.

By accelerating your depreciation schedules, you reduce your taxable income which in turn increases your operating cash flow.

Price - $960,000Preferred Lender rate - 5%Rent per unit - $1,700-$1,800 (3 of the 4 units we had leased at close)Unit size - 3bed | 2.5 bath + garageFinancials - 25% down, 5% rate, monthly cash flow roughly $900 

Due to some of the aforementioned reasons, we've found equivalent capital invested can be compounded in Oregon with greater cash on cash and yield compared to properties of equivalent features or characteristics in other nearby locations.