I'm not sure if theres an exact terminology for this one, we just call it the "Property Name Ownership & Distributions Tracker" .It contains all investor ownerships, distributions and calculated returns.However, the group can still hide other investor names for privacy and show your calculated return from this document.

Some Syndicators have put distributions on hold for a month or maybe a quarter to make sure they have adequate reserves incase things were to get worse (which I agree with).

@Joshua DaviesA lot of wealthy foreign individuals become shareholders in a Corporation who ultimately invests in the partnership fund.example.Joshua Davies, LLC has 2 memebrs in his LLC; Joshua Davies and International Corp, IncThe shareholders in International Corp, Inc. are International Investor 1 and International Investor 2.When money is distributed by the Corporation to the investor - it is no longer rental income; it is dividend income.The Partnership is now not required to withhold or file form 1042 since the member is not a foreign partner.The international investors avoid having to file a US tax return because they are receiving dividend income instead of "rental income"There are some pros/cons associated with this approach.Possibly more administrative costs(registering of corp), filing of corporate tax return etc.however, many foreign investors like this approach.

We are having difficulty with this, but so far I have gotten that the best way to do it is to have an individual LLC with each investor/property-  In your opinion, whats the best way to structure and distribute equity when the investor is putting the down payment and my partner and I were in charge of everything else with the deal?

That said, I have run across syndications that provide for a larger promote if/when all capital contributions have been returned and all accumulated prefs have been distributed...like jumping straight into higher promote splits or using lower accumulated return hurdles on the initial capital contributions for each waterfall (i.e. 70/30 up to 6% cumulative, 60/40 to 10% cumulative, etc.). 

Also, the income does not have to remain in the Corp, it can come out in the form of distributions not subject to SE Tax.In a simplified manner I also agree with Troy regarding partnership taxation and the implementation of SE Tax for all income to all partners, however there are situations where investment partners may not be subject to SE Tax.

There are lenders who will lend to a LLC.You may need to speak with a portfolio lender or a commercial lender.When you invest in real estate through a partnership with others, the partners/partnership is required to keep track of each partner's basis.This will be important when you do a refinance and distribute the proceeds to the partners/members.

Go look at income levels and distributions and see if the market is solid to support the rent levels your seeking and see if the area is growing

The unevan distribution of wealthin the 1920's existed on many levels but the great wealth that some attained, like those inthe movie industry, was by nickel and dimeing the general public.

My lead generation is derived aprx. 35% bandit signs, 45% referrals, 20% refi's.