Real estate investment involves having money to make money.

The IRS may challenge such transactions if they appear to be step transactions or lack a legitimate business purpose.Here are some things you might be interested in / want to consider:As @Andrew Kubik mentioned, since the property is now an investment property, you could consider a 1031 exchange to defer taxes.

We are Canadians eyeing up the market in the USA and looking to start investing in properties across the border. 

Once you over pay for the real estate there's very little that can be done to salvage the investment and the inexperienced investor is the least qualified to navigate that process.

If you are a partial owner of this land, I would not invest much or any money into 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? 

We are a family- owned real estate investment company.

RE is generally taxed at the most favorable tax rates.

I don't understand why someone would ask if now is a good time to invest in section 8.

. :) It sounds like you are looking for a specific investment opportunity?