I'm too busy to baby sit my 4k leads going out each month to determine if my SMSs are no longer going through?   

Like Ben mentioned, there are different factors to determine who in this scenario would have capital gain, and the amount if there's depreciation, and if any qualify for the primary residence exclusion. 

I was determined to build my real estate business a lot quicker, with a lot more sustainability, and a lot less commitment to the tedious work most thought was required.So, here’s what I decided to do.

I am actively seeking mentors in my area who are willing to teach and guide a determined and hard working student.

@Allan Kapoor, when I bought my first property my defining mental moment is when I decided that I didn't care if I lost money!

It's great to hear your focus and determination at that young age.

If I contract a home and use you as my inspector, since I have never used you before and don't have a way to judge your work, If you use me as your inspector, determine upfront whether you want me to be nitpicky and create the largest report of meaningless findings to aid in getting a price negotiated lower (often due for new bills), a minimum number of findings to make it easier to purchase (often the desire expressed from real estate agents who don't want to blow up the transaction) or somewhere in between these two extremes. 

The mentor will have an opportunity to know you, see your determination and will, and then decide to pour their time and energy into helping you develop.

AND IF SHE DID, I would suggest not to go into REI because that charity mentality will lead you to go BK.

I will be out of state investing as well and really interested to hear more about how you structured your JV with your six investment partners .... and how you all came together and how you determined you determined this partnership fit.