The work was supposed to start around 7/22 but the contractor said there was a death in the family and repairs will start on 7/30.I requested to have another contractor but the PM said it would take longer because they would have to get a new quote. 

I obtained my Real Estate License for the purpose of selling the properties but now that I am getting closer to listing I feel I should get a sponsoring broker to insure all goes smoothly as I am not sure of the steps I am supposed to take after a buyer agrees. 

She was the silent partner (supposed to be), we were the PM, interviewing tenants, show the place, handle complaints, dealing with contractors etc.Now, she's from the old school and wonder why we hire painters for $750 to paint a 2BR apartment.

Now, for anyone reading this, please remember that I have already stated that buyers should get appraisals and when using a lending institution, by law that is supposed to be 3rd party.  

Am I supposed to offer shares  or can it be a simple as min investment is X, investor gets x%/ $$ per month, and can exit after x time frame.I have my property analysis and "pitch deck".

They’re all cash deals (never financing) and in GA attorney represents buyer in cash deals.it get the closing attorney process but attornies at least from my knowledge are not suppose to JV with their clients. 

I don't suppose the seller has any OTHER properties he wants to get rid of?

I suppose you could help them out of the goodness of your heart but, you couldn't do it for compensation unless you were registered/licensed in many states (California is one of those states) and doing it without that paperwork could subject you to civil and criminal penalties if you ended up taking title to that property, or received compensation in exchange for helping them or made some promise like, you are there to help them.Maybe I'm misunderstanding your post but, if you don't understand what the general qualifications are for a loan mod, I'm confident you shouldn't be doing what you say you are doing, or trying to do.

Are you supposed to have enough cash flow to cover debt service to the bank and to the owner?

There are good and bad tenants no matter the neighborhood but I suppose (overall across the country on average) missed payments would be expected from those with less means.