Thanks for jumping into this @Jay Hinrichs- My CPA assures me that by retaining title (not transferring it to the partnership) I can enjoy cap gains on the land profits portion.- All the costs you list are in the $2M. 

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

Whenever someone has a situation requiring specialized real estate expertise and I recommend they retain a professional with the CRE designation as a consultant, they inevitably ignore my advice and instead hope to obtain “free” consultation.  

You will NOT be able to absorb the builder's commission that they offer to an agent, they just retain that.

We extended multiple options, offering you the choice to either cancel or indefinitely pause the account, all while retaining access to the program.

Investor loans I think are tricky because on the other side we're not doing an investment property, the one we currently own would be the one retained as investment.

We need inflation to trend down, but so far signals are “mixed. ” Counterintuitively, it seems wage growth has begun to outpace inflation growth, for much of the last 12 months (or has inflation merely seeped into wages?).

Leveraging WLI as a place to store excess cash, generating better returns/dividends than a savings account, AND taking a loan out for ANOTHER investment vehicle WHILE retaining your accounts interest/dividends seems like an advantageous setup for someone with the capital and discipline to do so.

Both have 300+ properties under management and retain in-house maintenance. 

I just don't know where to start or who to ask/retain for help.