I'm planning to use that money for a downpayment  to buy a multifamily where I would live in one side and rent out the other side. 

The numbers may look good on paper, but the reality is very different-lower quality tenants, higher turnover, more problems and less money than you'd expect as a result.

2) Some folks prefer to only pay interest for the money they use - which is HELOC here.

A good investor's agent knows when its necessary to request repairs or even concessions to offset the cost and even have repair money escrowed for the buyer to draw from after closing.

Personal money How did you add value to the deal?

If I get the money in 2025, could I then use the other 90% as a capital loss on that year's taxes?  

Just outline expectations and roles, and what each of you guys are going to do, and how properties will be acquired and how they will be disposed of, and how and when money will be taken out of the company and you should be good.

They develop, they build, they finance, they property manage, they will have HAO, cleaning crew etc. etc. etc. so the subsidiary companies make money every step of the way.From investor perspective: The investor pay $15 K to reserve the right to purchase 25 multiplex over the year of next 5 years. 5 each year.

An example would be mixing your personal and LLC money in the same bank account.3.

I also practice as a Realtor because I enjoy it and it is extra income.So as an investor, your options are to get your RE license and have access to a lot of tools and do the research yourself (therefore you're paying with time, energy and a little money) or you work with a great realtor/investor in the specific market you're looking into.