What it comes down to is that my "disciples" can actually raise money from their warm market and they can use those same skills to reach out to banks and asset managers on a regular basis to find other deals.  

If you wish to continue down this route with using passive investors, you should definitely connect with a group who does this type of transaction regularly for guidance.

And I've had a pest control company do regular service on the property, so the $10/mo was less than it would have cost her to arrange herself.

This is what can be done in Illinois: Answer the telephone, take messages, and forward calls to a licenseeSubmit listings and changes to an MLSFollow up on a transaction after a contract has been signedAssemble documents for a closingSecure public information documents from a courthouse, sewer district, water district, or other repository of public informationHave keys made for a company listingDraft advertising and promotional materials for approval by a licenseePlace advertisingRecord and deposit earnest money, security deposits, and rentsComplete contract forms with business and factual information at the direction of and with approval by a licenseeMonitor licenses and personnel filesCompute commission checks and perform bookkeeping activitiesPlace signs on propertyOrder items of routine repair as directed by a licenseePrepare and distribute flyers and promotional information under the direction of and with approval by a licenseeAct as a courier to deliver documents, pick up keys, etc.Place routine telephone calls on late rent paymentsSchedule appointments for the licensee (does not include making phone calls, telemarketing, or performing other activities to solicit business on behalf of the licensee)Respond to questions by quoting from published informationSit at a property for a broker tour that is not open to the publicGather feedback on showingsPerform maintenance, engineering, operations, or other building trades work and answer questions about such workProvide securityProvide concierge services and other similar amenities to existing tenantsManage or supervise maintenance, engineering, operations, building trades, and securityPerform other administrative, clerical, and personal activities for which a license is not requiredIn Illinois, an unlicensed assistant may NOT perform the following tasks:Host open houses, kiosks, home show booths, or fairsShow propertyInterpret information on listings, titles, financing contracts, closings, or other information related to a real estate transactionExplain or interpret a contract, listing, lease agreement, or other real estate document with anyone outside the employing licensee’s firmNegotiate or agree to any commission, commission split, management fee, or referral fee on behalf of a licenseePerform any other activity for which a real estate license is required

I do all my own work, so it takes longer as if I'd hire someone as I have a regular job and only do my home flipping on the side... evenings and weekends..

I put my focus on regular buyers and do what I can to make them happy as the trust that gets built goes a long way.

His lease stated that I may come in at any time without notice for a safety inspection, which I did on a regular basis.

Talk to a few, and maybe ask the cashiers if they know of some regular customers to talk to.  

Therefore, we can provide you with unbiased advise and recommendations that are based around your investment goals and criteria.We also vet our providers and gather feedback (and complaints) from investors on a regular basis. 

@Ryan BeasleyI am definitely a supporter of investing in ETFs, and I do like REIT ETFs as a nice diversification that gives regular market investors some exposure to real estate.