The co-ownership may not [...] conduct business under a common name, execute an agreement identifying any or all of the co-owners as partners, shareholders, or members of a business entity, or otherwise hold itself out as a partnership or other form of business entity (nor may the co-owners hold themselves out as partners, shareholders, or members of a business entity).Hoping to use TIC as a legal way to pool funds without getting into the web of SEC regulations and attempt to keep tax reporting clean. 

Guild is also one of the most expensive lenders out there, they are a big behmoth with private and public shareholders to please, so costs are much higher to drive profit for them.I am a local house hacker/investor and lender for WA State, and would be glad to help you with this @Chelsae Roach!

Shareholders must be individuals, certain trusts or estates.

Some of these REITs are so poorly run and so lacking in shareholder benefit that they actually manage to go out of business and return almost nothing to shareholders.  

Nevertheless, because the term isn’t specifically defined in the municipal codes, it could be worth investigating if a city would deviate from this understanding of “owner-occupied” and apply it to single member LLCs and S-Corps where the sole member/shareholder is the primary resident of the primary dwelling unit.Any thoughts on whether this approach holds water?

You're a shareholder of that S-corp, and for some odd reason not directly but through a disregarded LLC.

If you go to the websites of any large real estate owner/developer the shareholders/principals bios are listed and the properteis will have their signage out front.

Take a look at either your Retained Earnings line (if you're reinvesting cash into the asset), your Shareholders Equity (if you have partners and are pushing out K-1's, at the end of the year) or Owners Equity line on your Financials, you will clearly see what I'm talking about, the financials don't lie unless you're cooking the books or doing them wrong.

Seems like there is very little oversight and question if all of your assets were sold how your shareholders would make out.

Then, that comes to the shareholder as taxable income.