It keeps the state from telling you what you have to do if something happens to this marriage."2)  Don't be so eager to get into REI that your emotions make decisions for you. 

Curiously, some deed restrictions that are common to older lots in Texas have restrictions on interracial marriage, and the race of the owner and any tenant.

Currently going through a separation from a 18 year marriage with 5 kids and all responsibilities including finance have been left to me with no assistance.

It will only get worse.I would consider exiting the deal.It seems like next time, instead of getting a JV/partnership, you could have just hired them for their help.Partnership's/JV's are like a marriage.

You definitely want to choose a syndicator that matches your expectations because it is like a marriage, as most deals can take 5 - 7 years before an exit. 

A gift can be provided by:a relative, defined as the borrower’s spouse, child, or other dependent, or by any other individual who is related to the borrower by blood, marriage, adoption, or legal guardianship; ora fiancé, fiancée, or domestic partner.The donor may not be, or have any affiliation with, the builder, the developer, the real estate agent, or any other interested party to the transaction

Wow, sounds like a girl looking for a marriage partner :)I'd say pick the BEST (NOT PERFECT) fit that gives you the best cash-cash return to get started.You're never going to find a perfect deal, but you want the odds for success in your favor. 

This compared to fighting with the last tenant, keeping his deposit, keep it vacant for the usual month between vacancies.Things sometimes turns out better than expected.We're a little flexible as my wife and I had been renters a few years before marriage.

But all of our finances are 50/50 in this marriage so I find working together, making decisions together really hammers home "for better or worse"Just my $.02

Poor communication is one of the key reasons marriages and work relationships fall apart.