This is what we do for our clients as it avoids any due on sale concerns(technically the property remains in your control) and it can make you anonymous as the owner(helps protect you and your LLC from lawsuits stemming from the property).

One must be willing to give up control and trust the syndicator’s ability to manage the deal.

If you guys hear of parks in smaller towns let me know. 

My family has a house in a small town in GA that we can hardly give away but in San Antonio would be a great home.  

Now I'm looking to go solo with mostly my own money in different towns, being that NYC is to expensive for me to build my portfolio on my own.

Maybe I'm looking at it the wrong way.Also, I need to decide whether I get another house near my single family or my 4 flex (single family is in better town, 4 flex is in a smaller city with lots of diverse issues and tenants that flip flop from place to place).  

I've heard that getting a memorandum and the purchase and sale recorded with the town clerk will prevent the seller from making any deals with any other buyer.

In your market, you probably are better off trying to get listings - therefore you can better control your opportunities and inventory.  

The good news is that there's a terrific law school there and a few attorneys who remained in town.

Language is like that.Out of town buyers can overpay as they sometimes look at their local market and see a bargain at a distance.