I have a lot of jobs in this area.

Good luck and great job taking the first step!

There is extraordinary differences on the legal/compliance side between the two.For a syndication, offering equity for investors is the most common way.There are many different fees and structures you can go with.I suggest learning the underwriting side of syndication deals before engaging an attorney.

To mitigate this risk without using an LLC, consider:Umbrella Insurance: This provides additional liability coverage beyond your standard homeowners insurance.Equity Stripping: This involves placing a lien on the property to make it less attractive to potential creditors.Land Trusts: These can provide some anonymity and protection while allowing you to maintain personal ownership.Insurance:Ensure you have comprehensive insurance coverage, including:Property insuranceLiability insuranceFlood insurance (especially important in Florida)Loss of income insuranceLegal Structures:While you've decided against using an LLC, consider consulting with a local attorney specializing in real estate investments to explore other potential legal structures that might offer protection without the tax implications you're trying to avoid.Property Management:Given that you're based in Europe, consider hiring a professional property management company to handle day-to-day operations, tenant screening, and maintenance issues.Market Research:Thoroughly research the specific areas in Florida where you plan to invest.

I've done some research online, but I'm still not sure where to start.I'm looking for contractors who are experienced in flipping houses, have a good reputation, and are able to get the job done on time and within budget.I'm also open to any other advice you may have on flipping houses in Simpsonville.Thanks in advance for your help!

I do realize there are exceptions and some sub to may offer low down payment but I suspect by the time you limit to sub to and low down, you are likely at 0.1% of offerings. 

There have been several examples of $1M+ listings that are still receiving multiple offers, and many for all cash. 

Some hard money lenders may offer better leverage but the interest rate and origination fees will be higher.  

Everything I see forecasts continued strong population and job growth for Florida which is the backbone of demand for residential housing especially rentals. 

Commercial lenders don't usually offer 'pre approvals' but will provide sellers with a letter of intent.