With proper property management, it's not an issue being out of state.You can work with a turnkey company or directly with builders that offer the same services for your first property.

They apparently have strict rules about what the owner company can be involved with. 

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?

To find a house where the seller is willing to sell it to you Sub2 the existing loan you need to do quite a bit of marketing.

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

We can change the terms to suit our needs, whether it's the interest rate, the length of the loan, or the amount of equity that is needed.

I accepted a conventional loan.

Rate will also be much higher, given that you can get a loan with a bank at 7% and you can park your money in a CD or High-Yield Savings at 4.5%-5% Interest.

Factor in property taxes, insurance costs, and maintenance expenditures to ensure your investment aligns with your financial goals.Take Advantage of Financing Options: Explore FHA loans for owner-occupied properties or conventional financing options tailored to multifamily investments.

. $150-200k to rehab the home.What is the best way to secure the loan?