You do not own real estate as an individual, you own a partnership interest in the partnership, which is not real estate. 

I keep seeing "SEC" and "regulations" all over the place so I guess I need to read up on that.Would these same rules and regulations apply if the investors entered the deal as a partnership (LP, LLP,LLC)?

You may be able to make some money when they do the deal (look into wholesaling on this site if you're curious about this) or they may want be interested in some partnership arrangement.

They are nice romantic stories and certainly produce quality returns.  

What is the best way to set up a new legal partnership with just us going forward or how do we legally add me to his current LLC so that it's 100 percent our own partnership?

If the goals do not mesh exactly, partnership is a bad idea...

If someone else has an answer, let me know- I am ready to form that partnership/

I heard on the last podcast that J Scott has a website showing the results of almost every on of his deals.I have even heard of people starting off by giving the bulk of the profits to investors to get partnerships started.

Several months ago, I entered into a partnership with someone that was offering to put up all of the money for my investments.

How should i contact divorce and probate attorney to setup a referral partnership?