@Jeff Pasmore this is immensely helpful, thank you!

Given the location and community need, I think we could likely pre-lease for the entire commercial and also have immediate interest in the residential.

Quote from @Jack Sarcia: Hey Dennis, solid question! 

This!

I'm 53, married with 2 kids less than 17 years old with debt only from purchases on credit cards and my home.

But I think this might help?

Interesting about the wind-down structure, I'll look into that more. some existing HMLs that don't have cooperating banks right now and probably would be glad to have it.  

Our primary goal is to retain as much equity in our properties as possible while leveraging outside capital to scale faster.Proposed Investment Structure:Investors contribute 30% of the purchase price and 30% of furnishing/rehab costs.Our LLC secures a new purchase loan in its name only, taking on 100% of the debt.This structure allows us to maintain 70% ownership of the property.Properties will be actively managed to maximize returns, likely achieving higher upside than long-term rentals.Proposed Compensation for Investors:6% preferred return annually.After the preferred return is met, profits are split 75/25 (with investors receiving 75% of profits on their portion of ownership).Profit Calculation:Revenue – Operating ExpensesExcludes mortgage principal & interest, as our LLC assumes full responsibility for the loan.Looking for Feedback:Is this structure fair and attractive to investors while ensuring long-term alignment?

This is a very long discussion and would need to ask a number of questions - we work with investors from many different countries. 

This is from ABB and HA.