Of that 50M, 25M was allocated for the construction of a new recreational faculty that has since been completed.

In Riverside you cannot estimate or allocate usage based on square footage or number of occupants on gas or electric, but you can for the water.

A Whole Life policy allocates the net gain on their reserves to each policy as a dividend.

Your understanding of the depreciation recapture process is almost correct, but there's a minor error in your calculation.When you buy a house for $300,000, with $100,000 attributed to the land value, you have $200,000 allocated to the building or improvement value.

Assets identified in this study include:Concrete paving and paversFencingEquipment padsConcrete sidewalksLandscapingThis engineering-based cost segregation study included the following methodology:Physical Inspection through a site visitDocumentation review including architectural plans, accounting records and construction documentsA cost analysis which utilizes engineering principles in order to allocate costs to their applicable asset classificationsCalculation of the depreciation schedule using MACRSAs a reminder, bonus depreciation started to phase out in 2023.

There are still a few pocket areas of the Oregon Coast that do not have any restrictions, many where active rental permits transfer to the new owners, several where the allocated number of permits has not been reached or where there are very reasonable waitlists for a new permit (often in the single digits.) 

you should focus on getting a real estate CPA.As for the bookkeeping - make sure you have someone that focuses on real estate so at least that person can allocate the differences and not make a total mess for the CPA at year-end.

The fact that you do not have the reserves to handle this after 10 years is a clear indicator that your allocation to maintenance/cap ex is insufficient.  

Would definitely want a strong private agreement but all parties could remain on title with allocations.

Just because they don't have their own equipment right now doesn't mean they aren't successful but may just mean they need more time to allocate the correct funds