It also reduces the risk that someone tries to claim they don't owe you a commission (state laws vary on how to qualify as the "procuring cause" and this can get complex fast).  

If I owned huge apartment complexes here maybe I would be concerned.

You'll need to work with an attorney and CPA to do this as there are tax complexities and securities laws that must be complied with.

Is this a single family, duplex or is this an apartment complex?

This is way too complex for an off-the-shelf/online partnership agreement.  

We are purchasing an apartment complex that the owner is unable to sell for another 18 months due to a defeasance clause in the mortgage.

First, Title 3 raises allowing unaccredited investors are going to be quite expensive and won't make sense for most smaller projects - so staying intrastate is faster/less complex/cheaper off the bat.Second, one of the most important things about equity crowdfunding is risk mitigation.

I also invest full time in larger apartment complexes.

My interest right now is in mult and/or apartment complexes.  

Would you be at all interested in a 200+ unit complex in IL?