I am a joint owner with my mother on the property she lives in.

Type of Property Ownership to include in Financed Property Count: Joint ownership of residential real estate.

Decide if a direct sale, land joint venture, partial sale of phases or product type (i.e sell commercial and build apartments) or a development scenario makes the most financial sense.

Went into a joint venture with lots of excitement and trust, but no understanding of the rehab process. 

Let me start by saying I’m not a cpa so this isn’t tax advice, go consult a cpa.From my understanding if your AGI is above 100k they start phasing out how many losses you can take (capped at 25k if you make under 100k), once you hit 150k then you can’t take any losses.The only way (I’ve seen) around this (assuming you’re married and you file jointly) is to have one of you be a “real estate professional” which means you spend 750 hours a year working actively on real estate and that you don’t spend more time than that on any other job.If you meet that criteria you can take unlimited losses and use that to offset other income, so in theory you could make say 300k and show losses of 350k and pay zero income tax.

My plumber also found pipe breaks inside a wall that I never could have seen.One thing I found, the baseboard heat tends to pop at the joint from the pipe to the fine and tube.

@Jacob Barnhart{Note:  I am not a lawyer and I do not even own a TV ;-) }If you purchase the house as Joint Tenants (which is how most couples would purchase their primary residence), then you jointly own the house.  

Also you could put the property under contract to purchase as principle, write a joint-venture agreement with wholesaler that discloses the split (reviewed by an attorney), then assign your interest in the contract to the buyer for the assignment fee.

How are joint ventures setup, what document is used to make sure you have rights in the deal?  

The deed shows the aunt and the nephew as joint owners.