I have a good amount in savings and contribute 6% to my 401k.

If the tenants have to apply and also make contributions or the entire grant is null and void how is this helping the owners?

If you have some form of a contract/agreement regarding what type of involvement your investment entitles you to, you may have some claim to some the assets that the other investors contributions secured...

In It TogetherAs you consider the capital stack and the equity required, find out the general partner’s contributions.

On top of that, many of the major "white collar" employers whose commuting patterns would normally contribute to foot traffic, currently have their employees working remotely (Think IBC, Comcast, Thomas Jefferson) .

Perhaps if everyone pulls together and contributes just a little bit you can find a way to get the deal done. 

My limited contribution here would be recommending Paper Profits by Joshua Andrews.

This is going to be very pricey considering I will still have to pay CA fees even if I operate elsewhere.  

Even if the deal doesn't 100% cash flow, as long as your contributed portion isn't huge each month, it is a grand slam.

Start the draft: what each person is contributing, whether money or responsibilities and how will the income come and go.