I have failed with the google docs method and my last time tracker was too complicated for that I needed.

This wasn't taken seriously by many sponsors (who used these methods to attract capital as well as reduce the amount of capital they needed to raise) as well as investors (many of whom didn't understand the risks nor were they educated on these risks by the sponsor outside of a paragraph buried in a 100 page PPM).

This method cost you nothing.This is a good starting point to build investment capital while you learn.If you plan to buy and hold or rehab and flip, then you will need either investment partners on conventional funding sources. 

For example, one method would be to have each of your SMLLCs owned by each of your living trusts. 

That means you have to have a reasonable method of valuing the real estate holdings at market value as of 12/31 each year so that you take out the required minimum distribution amount.

What methods or factors have you been looking into when choosing properties for your portfolio?

I'm looking to take action; and value following proven methods.

Pretty much any method of house-hacking in Princeton would involve some compromises, and it sounds like your husband would only be open to it if it were a perfect "very soundproofed large duplex" type situation.I think you and I talked before about my mom house hacking in Princeton - it CAN be done.

*None of my original posts, forum responses, private messages, or any other dialogue via any other methods of communication should be construed as tax advice.

If you're planning to originate loans with a note rate significantly under market to help with home sales, you're not going to be able to sell them at par anytime soon and I doubt many private investors in your fund will be satisfied with the low yields that would result from the method you described above.