For example, co-ops may require the owner (aka shareholder) to live in the unit every X number of years. 

@Tyler Mundy I think you should learn the syndication process if you want to go that route because syndication is not a simple process.You can do what you stated but their is a process to follow and the private money investors are going to be your equity share holders not debt share holder and they also going to be limited partners in your company and you asa sponsor of the deal get a piece of the deal which is normally 30 % of the company share as GP.The book I recommend you to read  is "Best Ever Apartment Syndication Book by @Joe Fairless."

A Deferred Sales Trust can be utilized by any taxpayer looking to sell highly appreciated assets, including business owners, real estate investors, and shareholders of valuable stocks.

Here is a page list of their latest Letter to Shareholders which is split up into individual pages. 

Institutions have to met return/performance expectations of shareholders, can't use competitive financing with the small landlord, can't cut costs in lean times the way owner-operators can, and have to operate at scale - and thus are unable to be opportunistic. 

It’s best just to take shareholders draws/distributions when you need the money

All this would be negotiable, unless laid out in your partnership or shareholders agreement.He is saying that Capital Gains must be taken off which a mutual acquaintance of ours who is an accountant has stated would be 26%.

I've heard somewhere about a strategy to find a deal, bring a partner in and become an equity shareholder with no money (sort of relinquishing the wholesale fee for it), then buying out your partner later down the line.

Effectively 100% of my stock portfolio is in low-cost index funds (I own a single share of Berkshire B in case I ever want to go to their annual shareholders meeting)- At this time, I do not plan to get any type of life insurance policy for myself or my kids.

Three more years turning over 75% of your half of the cash flow ($2250/year) and you have repaid your partner ... though I would pay them one additional year to make them whole.There are many alternatives, for example, once the property is stablised under your management (say 3-years), you could finance it and pay back your partner's capital.Regardless of how you proceed - borrower/lender, partnership, shareholders in an LLC, etc.