Overlays - what's really frustrating is that banks can be more strict than these rules if they wanted to be. 

I've heard good things about the following. 

My questions are as follows:  What would be the best way to structure my agreement with the investors?

Hey Patrick,The first thing I would say is that in order to be purchasing 5 rental properties per year, you will need to have an excellent team on the ground ready to follow through with the properties or working with a trusted turn-key property provider.I would maximize your loan opportunity by taking out the highest LTV loan you can get.

Most investors follow fools they are reluctant to unload thinking home prices will double, triple.

The "no money" aspect, strictly means that you are not purchasing the property yourself, you would be assigning the property to an end buyer.

I can install Google Analytics to measure how much traffic my website is generating, which allows me to then install a code for retargetting ads that will follow that site visitor.

As far as you question on a crash, if it does happen and you follow good rules of thumb, you can and will make a killing.

The markets I have been following in Nassau county that the numbers make sense are Hicksville and Mineola, and in Suffolk Farmingdale, and Huntington.

There are better ways to generate leads if you have a good CRM to funnel and follow up..