From a documentation, the LLC operating agreement will need a few extra provisions to comply with the Opportunity Fund requirements.A fund is easy to set up from an IRS standpoint, you simply file a form 8996 with the LLC’s partnership tax return.

I like to start off and say that this is my first post. What would you charge to do analysis on a multi unit, 30 doors, sale price 2 million. Fee based?OrPartnership (what %)?

Partnership basis and ownership are kind of weird- I would ask them to help you get this structured. 

Or if we lost money, would I be liable because I set up the deal/partnership? 

Other funding options could include creating some kind of a partnership with the family where they let you handle the rental, and you pay them in monthly or quarterly installment payments (seller financing), hard money (doesn't sound like the smartest move for this property), or potentially taking out a HELOC on your current mortgage depending on how much equity you have in that property (but still probably not enough to buy out the family).

We have been glad we went out of state and have found better returns that any partnership or deal that's ever been offered to us by someone else.

You can't directly 1031 exchange for an LLC interest (I'll assuming the LLC is currently being taxed as a partnership).

I'm unable to go the traditional loan route right now, so I'm looking for advice on hard money loans and other ways to finance.I also have a person who asked if I'd be interested in a partnership (buying and renting out multi-families) with me.

In the future(5 years+),  partnership or myself, I would like to be qualified with a portfolio lender to finance a 5+ unit. 

This is similar to a partnership.