Originally I am coming from Israel, but I have relocated to Germany a year ago.I am a physician by trade and I will be working full time with the purpose to complete my residency. 

Very large, well established, stock markets will have liquidity issues (start of the trading day, end of the trading day, power outages, extreme events, public announcments). 

Looking for advice on how to structure a deal to minimize tax consequences for my partner. 

(From IRS)INVESTMENT INCOME: Investment income includes, but is not limited to: interest, dividends, capital gains, rental and royalty income, non-qualified annuities, income from businesses involved in trading of financial instruments or commodities and businesses that are passive activities to the taxpayer (within the meaning of section 469).

Some HSAs allow investments in mutual funds and other publicly-traded securities.

If you try to refi out most will only let you go up to 75% ltv.If you find your properties are in demand and you could cash out those properties and trade into something else where the numbers might be better you might come out ahead.I know many investors that bought houses a few years ago and are selling at a premium.They are taking these funds and buying multifamily, self-storage, and mobile home parks etc. where they can still land a below market deal.Some asset classes of markets will be just like a stock in that some are undervalued, even with value, or over valued.

That is unless you qualify as a real estate professional.That means you spend more than 750 hours in the trade or business of real estate.

No value judgement here, I'm genuinely curious.I read your inspection clause, and it sounds here like you are wanting to simply trade one weasely clause for another.

2) If i identify a investment property in GA and I use the entire $100,000 proceeds from my Chicago property and additional funds to buy the property with cash, would this be a transaction I can defer my taxes.Yes, as long as you trade equal or up in value based upon your net sale price and you have reinvested all of your net cash proceeds (equity) you will defer all of your taxes. 

Allowing you to trade in stocks and mutual funds electronically does not open that huge pool to Real Estate or other asset investments.