Partnering with someone is another option to scale faster—one of you could bring the capital while the other finds and manages the deals.

This is not a "real estate rental income" activity as defined by the IRS, so whether you are a REP or not, you can take this benefit.All of this is separate from a QOZ Investment, which would require you to first recognize a capital gain from another source (say a stock sale), invest that gain, hold it in a Corporate or Partnership structure (likely partnership), meeting the substantial improvement qualifications of being a QOZB, and then yes, you get to avoid the depreciation recapture at the end of the 10 year hold period, at least for the portion of your investment attributable to the original gain that you invested in the project. 

Have those projects had capital calls, are they paying distributions? 

Loan guarantor fees 2% and disposition fees 2% (paid only after investor return of capital).Appreciate any thoughts on this?

Whatever you think is a deal is going to look like it's good cash flow and have huge capital expenditures.

I'm just wondering how to handle the capital gain tax between me and my partner.

Am I subject to any tax or capital gains tax on that 100k?

Short term capital gains for our bracket would be 20%.

I want to be able to borrow against this somehow to give me capital to work on some other development plans that I have.Anyone have any advice on how best to pursue this?

@Connor ChanterI'm not a CPA but based on your post as long as your mom is the owner of the house in Michigan she should qualify for the $500k capital gains exemption.