I'd rather not ask my parents or family members to co-sign eitherSo the question is what would you do and recommend in my situation

But, many times the children do not want their parents' name dragged through the mud of foreclosure lawsuits or foreclosure notices, and are also fearful that it might affect their inheritance in any other assets, such as cash or other real estate. 

I promised that we would not build a new home; the home was his parent's, he wanted it to stay What made you interested in investing in this type of deal?

I sold that and moved in with my parents.

A "reorganization took place, one of the families left the group in exchange for the insurance proceeds and the property then had 4 owners (and 4 cottages)2000:  I bought ($42,000) my parent's share.2000-2010:  I bought the other shareholder's shares (total $300,000), leaving just me as the sole shareholder2017:  Elected to file as S corp.None of these transactions were properly recorded.2022 1120S tax return (2023 is on extension) shows:$0 income$15,000 Land (sched L, line 12)$122k Loans from me($189K) Retained earning$93K cap stock($46k) Sched m-2I have no idea how we got to these amounts.Does any of this make things easier to understand and easier to get me out of this capital gains problem (or does it just muddy things even more)?

I do however have a decent sum of money in savings for a down payment as well as would be able to get a parent as a cosigner on the loan to help with income if needed.

@Patrick GoebelMy parents live in Spring Branch, just west of you.

My parents want to help us pay for it and we pay them back on interest.

My parents want to help us pay for it and we pay them back on interest.

With regards to the legal side of fun creation, that would be their parent company Fairway America.