Had one that we found off-market but things fell through during the inspection (electrical and plumbing issues that we didn't have the capital to pay for and the seller wouldn't budge on). 

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?

The URL attached is a CMA Summary Report with on all recently sold properties, active listing, and pending sales as well as my comments/through process.

Now if you have a general person who stops in to do other small tasks or do more property management style tasks (walking through the house to inspect for damages, drop anything off guests may need, change water/HVAC filters etc.)

If they are able to get it turned around and making money (cash flow positive), they then grab another one using a low-down payment loan.

Did you solicit from family offices and then processed the raise through an EMD? 

Understanding Cash Flow vs Appreciation was big for me and I realized I was getting a single perspective from an agent a few years ago.

Has anyone gone through that program or other related programs?

We are interested in buying a beach house that we would rent out part time through weekly vacation rentals and would enjoy ourselves the rest of the time.

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