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Check out FilePlace, where user-created forms are available for free.

Some of the most successful ones I know are totally remote, unique cabin in the woods type. 

It is all about relationships, unless you want to create ads but to raise money I would say you would need to spend min. $5-$10k per month in ads and expect it to take 3-4 months before seeing any results.

While gifts exceeding $18K per year (2024) require filing Form 709, they don't create an immediate tax, but the IRS may scrutinize this as tax avoidance.Tax-Saving Alternatives:Prorated Section 121 Exclusion – If you lived in the home part-time, you may qualify for partial tax exemption.1031 Exchange – If your share was an investment property, reinvesting the proceeds defers capital gains.Installment Sale – Spreading payments over time may reduce your tax bracket.Adjusted Basis Review – Factor in capital improvements and selling costs to lower taxable gains.This post does not create a CPA-Client relationship.

., Titan Funding, CoreVest) worth considering for unique scenarios?

It's not clear in your post how heavy of a lift these entitlements are but assuming value is being created before a shovel enters the ground the initial LP investors will want to be compensated and share in the upside that's been created.

My goal is to create financial security for retirement.

What I mean is finding the type of deals that you could do with each of them that would capitalize on their unique knowledge and skill sets and desires.

If considering an LLC, speak to a real estate attorney and tax advisor to make sure you don’t accidentally trigger reassessment.This post does not create a CPA-Client relationship.