Finding an investor can be tough since there are so many note-dogs out there, many claim to be the investor but they just form a chain to the real buyer.

the cool part in the 12 states for home owners is that there is no Deficiancy judgement allowed on a purchase money loan form a third party.. the sole remedy of the lender is the property. 

@Josh Prince I suppose the moral of the story is just not to buy based on the pro-forma or market rent, but only what is currently being paid in rent. 

Gary D. 5 months ago I solid one of my properties on a busy double yellow street across form a ambulance station...today I'm trying to sell a better property for less on a better street.... and no bites....

Just curious though, what is the additional benefits that you are alluding to that allows for your mother to form a new LLC and get some form of credit to be used as income supplement?

To form a partnership or sole proprietor business issue him W2?

Good question.I am fairly new to this game, but there looks like a lot of good ideas and opinions on this forum that may help you form a plan.I am also working a plan with a goal like yours.I like option "C" the best.

Give investors voting rights and form a JVor 2.

Companies could actually form a partnership that allowed profits to be split differently than percentage of ownership.

That kind of space costs money and doesn't generate income.This is why developers maximize the income space and minimize the dead space.The topography and soil composition plays a huge part as well.If you have to blast out rock,deal with underground springs,endangered species protestors from lake sand streams,or have hilly topo that is real expensive to get in a buildable state that can kill your profit margin.In Georgia new multifamily builds in the suburbs for class A is about 17 to 25 acres of land and about 250 to 350 units in size.Urban locations are built with more density because of available land space.So you have to determine your land and the surrounding lands highest and best use.Once you know that you can develop a pro-forma in costs and work your way backwards to get a price a developer in that asset class would be for ground up acquisition on that piece of dirt.