Is there is a typical LP/GP structure, with an LLC owning the equity in the property, doesn't the property get depreciation deducted on the income statement, and then there's pre-tax income, then that's taxed at the corporate rate, and then after adjusting for capex, net free cash flow is available for distribution to the partners?

I didn't even skim the grooves or anything.It is probably good to install standard 200 amp service in the property, but that could cost you some money. 

We have a 100 y/o single family buy&hold in Missouri and would like to turn the attic into usable space. ideally we could keep the rafters exposed in keeping with the character of the home, so the standard 6 inch fiberglass would not work. 

Also as an FYI, if the commission percentage is market standard, then the industry standars is for the broker to pass the entire bonus onto the agent.

In spite of that, it's also standard operating procedure for many builders.

Of course I'm happy to get long term money at 10-12%, but long term hard money for a buy and hold ... something is not right.Having said that, there are deals where hard money makes sense for long term deals, but that's not the standard. 

We have a 100 y/o single family buy&hold in Missouri and would like to turn the attic into usable space. ideally we could keep the rafters exposed in keeping with the character of the home, so the standard 6 inch fiberglass would not work.Is there a DIY compact type of insulation that would work? 

@Jessica WoodIf it's a standard ten-buck doorknob made by Defiant or Kwikset or Schlage or pretty much any other major American manufacturer, there's a very simple solution if you ever really do need entry, if there ever really IS an emergency.

Plus the downstairs will want their deductible from someone.

As far as tax planning most CPAs can tell you what is deductible and what your depreciation rates will be.