The case is in court right now with the lender filing a case to foreclose and the borrower filing a counterclaim against the lender:Here is what I have found reviewing this case:1.

He’s not a pushy salesman, and I’ve got a business partner who has worked with him for the last 10 years without any issues.As for your situation, I wouldn’t say it sounds like a Ponzi scheme, but I’d strongly recommend meeting with the fund sponsor in person and asking as many questions as you can.

If you go with the partnership route1) You need to manage the money going in and out of the business bank account.2) File a partnership return and be responsible for issuing K-1's3) make distributions to you and your partner for cash flow that you receiveYou will likely spend many hours on a nice gesture.I may want to consider instead to give a christmas gift or a bonus for early completion of projects.

They have failed to renew my entities with the Secretaries of State multiple times, have billed me wrong amounts, and GREATEST OF ALL, have cost my business ~$50K in cumulative TAX PENALTIES due to negligence in filing for a tax extension, failing to walk me through my tax filings and needed payments, and failing to file an abatement promptly.

Personal guarantees are EXTREMELY common.

In theory, you could QT the property to an LLC in your name and enter into a lease with you personally.

The primary residence exclusion is $250k per person on title.

Quote from @Paul Zofsak: Russell, what's the advantage of filing on my insurance if the HOA is liable?  

They are definitely responsible for starting the fire, whether utilities were on or not.If tenant has insurance, they should file a claim.

Overall I would personally consider how I can still grow with the freedom that I have focusing on my real estate.