Just basic face to face talks with people soon to be friends.

Very unlikely unless you find a private lender/individual to do this as a one-off. 

Additionally, add in the ambiguity/risk of the due on sale clause or ramifications on the conventional loan of transferring the property from your individual name to an LLC - the economics don't make sense, and the headache isn't worth it even if it did, in my opinion!

Well, my therapist friends claim that the latter is not too far from reality. 4.

So the question becomes based on their individual and personal tax situation what is the estimated tax burden they'd save? 

If you are in the CLT area and are looking to connect with othr like-minded individuals, I would love to grab a coffee with you!

Sent you a message, regardless would love to connect with like minded individuals in Northwest Arkansas like yourself!

This specific deal was a close friend's apartment that he was renting.

This is a fine needle to thread because at this size, you very quickly start competing with high net worth individuals who are seeking summer homes. 

They’ve already made a name for themselves in Mexico with projects that blend eco-friendly practices and thoughtful design, and now they’re bringing that expertise to one of the most popular markets in the U.S.For investors, this could be an exciting opportunity to work with a developer who consistently delivers quality and strong returns.Check it out:  Travel weekly by Northstar