I would need to consult tax consultant for this however I expect to reduce my effective costs by ~$1,495/month (based on a 32% tax bracket).2.

Now the paper losses are still able to be realized via the holding companies while the management fees are earned tax free?

You are trying to say you will use the " investors" to fund community programs, that sounds like a charity because there is no earning on the investment.  

Manufacturing has gone overseas reducing wages. 4.  

As a result, my DTI ratio is now greatly reduced due to this calculation method and my lower income.

We did out earn them.

If we do cost segregation how much would we reduce our taxes by?

This can help reduce risk and volatility by preventing overexposure to a single asset class. 1031 is only for investment property.7) Deprecation Schedule resets when the property is purchased in partnership with a DST.

We’ve started talking about the potential for collaboration, particularly to reduce construction costs by building simultaneously.

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.