I read everything I could on BiggerPockets on syndications (including such articles as "The Compelling Tax Benefits of Real Estate Syndication") and searched on the wide web and nothing even hints at how a cash distribution (what I often hear referred to as a "dividend") is anything but taxable income like you'd get on a 1099-INT or 1099-DIV.So what is a distribution if it's so independent of the taxable income? 

What web services are you using to collect owner information these days?

Too often, recommendations are made after relatively short periods of time.  

Postcard-sized yellow mailers, full-page letters in real envelopes, throwing bricks through their windows with my picture on them...etc?

Do you have web/online presence?

I am hoping after I have some experience in the industry, I will be turning that page.

And then using what's left to payoff probably relatively low interest loan that you have on your rental and loosing interest write off deduction doesn't sound like a wise financial move...Why don't you consider setting up a self-directed IRA, moving your Vanguard IRA in there and then invest passively in trust deeds (or some other alternative assets).

@Jimmie Feaster  I think where you're running into issues is the relatively arbitrary figure of 85%. 

We trust each other and are on the same page with every aspect of this house.

Then you have to join couple of associations / boards (relators, tmls).