My girlfriend and I plan on moving in together and she is onboard with my newly peaked REI interest.

There are only a few exceptions to the related party rules,  Get your accountant on board. 

You do need to have a CPA on board and file a separate tax return for your IRA.  

@Evelyn Castillo, before you make your final decision to jump on board with them, it's best to have a sitdown with them, face-to-face (when it's permitted again). 

So.. take-away is if an agent implies house hacking can't be done, go find one who's willing to get on board with your vision!! 

A few caveats though:From the industry mag:"As an example, Passengers can book a cruise from Miami in August for as low as $119 for a four-day cruise.

I've thought of starting with them despite the additional work to get the Executor on board, because I hear it can be quite a productive list. 

I'm on board with his overall vision, however both he and I acknowledged that this will take much longer to pay off the unreturned capital.My potential options are:-40/60 split, 8% pref, and hypothetically pay off the unreturned capital in 7+ years using only cashflow.or-Straight equity split, unsure of what a fair equity split would be. 

I have a lot of experience working on smaller multifamily projects and am completely on board with your ideas regarding attainability of housing especially when discussing starter home stock.

The permit process can typically take about 3-4 months during which time you have identified contractors and have them on board with the bank's due diligence process.