Any recommendations of style/vendor?  

just don't build refinance or build more efficiently or more apartments cover your debt better and don't sell. unless you are building spec homes for a profit and worried about Taxes sounds like you need to switch up the style of your build and build more apartments and hold 

What live style or considerations do you want?  

I always recommend the book “Rich dad, Poor dad” by Robert T.

I guess I could take some of these off-market offerings into a partnership... but its just not my style at the moment and I do not have the network to pitch it too.

Quote from @Mohammad Arif: Hello folks, new to this forum and to Real estate investment, looking to invest passively, both for long and short term, what would you guys recommend, what are your thoughts on real estate syndicates and who do you recommend, thank youI'm familiar with Gatsby Investments and have only good things to say about the company but everyone is different, so you have to see if it would work for you, your investment style, risk tolerance, etc.I believe, all of their available syndication offerings are limited to /around the area where they are physically located (Los Angeles, CA).

Cap rates in most markets are pathetic and not much more than the 10 yr T-bond, future "appreciation" is baked in to the RE markets.

If the mortgage payments (P+I+T+I) is “a little less than the market rent” you may need to be prepared to have a larger negative cash flow than you realize.  

I am trying to figure out what will remain in style for years.

those numbers don't work if you need design help I'd rework the Floorplans to smaller and higher rents to lower construction costs. 2.1 million for 12 units is crazy. we build at about 100k per door hard cost. suburban walk up style apartments fully leased up with land go for $155k a door over 100 units in columbus ohio. so if you work backwards take the equity and land out our pricing is right in line for build cost and that's with profit to investors.