They have there lowest level CRM that has as much capability as their enterprise level system albeit without many of the enterprise bells and whistles for a measly $60 per year. 

Business partners are exempt lender/borrowers or where you have a small enterprise (usually 3 or fewer parties) with a common business goal.This can be tricky for a lender when they create an obligation to a business entity or Trust, as all natural persons involved should be known, however a private lender may lend to one other party who is unknown to them when the know party introduces that unknown party and those parties have a relationship. 

I’m currently in a position where I have partners who can assist with funding and a dev team ready to build out enterprise software if the opportunity presents itself.

And just to clarify one point the area that I would buy in is in Enterprise, AL.

Vish, we finally went with John Stiles with Urban Enterprises http://urbanrent.com.

It was not "founded" on capitalism or free enterprise.

It just stops when NOI hits $0.Another key is that you must use the vehicle 100% for business use, otherwise you have to get involved with complicated formulas to book income in the years in which the vehicle was not used 100%.Moral of the story - unless you are running a full scale enterprise and can afford two vehicles, one in which you use 100% for business, stick with leasing or mileage tracking.

Could some sort of guaranteed return for investors eliminate the second pillar (common enterprise) of this test?

I've used Pipkin law firm in Enterprise with good results

If your HOA forbids businesses or commercial enterprises then you may be doomed before you start.