You also need to talk to @Lee Smith ,Clay Manship  both straight shooters 

I'm out $45,000 and cannot get an honest and straight forward reply from them either.

A partner without financial heartburn isn't a partner, it's an employee with way too much controlling interest.They cannot be straight up shareholders without a buy-in.They can be employees.

Should be fairly straight forward.  

@Alex Fortsch yeah you're right- I would probably just keep it as a straight gift and leave it at that. 

I plan on either taking no commission when buying and selling or just having the commission go straight into the partnership account.

If you consider a straight rehab to lease deal where the numbers don't quite work as well, and go the lease option route, yes you cap the upside but you also limit the downside to as degree.

Rentals that are in my name only, Schedule E deductions are pretty straight forward.

I checked the crawlspace out a little further this morning after posting this and previously they were venting it to the outside but for some reason they uninstalled it running to an outside wall and just ran some flexible duct straight down under the crawlspace.

Do i have to pay taxes on that 25% if it is going straight into another investment?