Several years ago, even with high cash flow from a business, I felt fairly locked out of the places I wanted to purchase due to endlessly rising prices and rates that required constant underwriting revisions to the point where it wasn't worth the time expense. 

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?

Oftentimes they will not meet new code requirements.

Few questions.First, will the rehab help you rent the property to better tenants at a higher rate?

Cash flow would eventually come when the rates go down, but equity from day-1 is my kinda game. 

I can understand the mortgage being in my name is not great for the fact of piercing the company veil issue you mentioned, I wasnt aware of any other options being that I cannot payoff or refi the loan in the LLC's name as the current rate is low and the numbers wouldnt make sense if I refied.

As a veteran, Navy Federal has decent investment product rates though you may look into. 

We track these metrics and cover them in our weekly property management meetings in an effort have the lowest amount of vacancies AND to reduce the amount of time the units are vacant.

In addition, the rent is capped at the tenant's income and the local market rates, so it may be less than you would receive from a tenant who is not a Section 8 tenant.

I am thinking that can be offset by increasing rent periodically at the same rate.