IF you are limited to 8-foot boards or in any situation where you can't run the boards fully across, take a look at this, John, for your ceiling butt joints.

Purchase price: $30,001 Cash invested: $27,000 Sale price: $89,000 Nice $32,899 profit for my Joint Venture partners on this deal.

I'm seeing that a GP/LP split and full PPM is out of the scope of this smaller multi-family deal and hearing that a Joint Venture structure is more common to pull together multiple investors.

.- Not sure this matters, but I am filing jointly with my husband for 2020, but will file on my own in 2021 (divorce :( ), so my tax bracket will be much lower in 2021.My tax prep guy doesn't really know alot about rental properties, but said he could "probably figure it out" :/ But I am sure there is a lot of knowledge in this forum that can help.

In order to avoid needing to create an SEC registered vehicle, I'm structuring this as a Joint Venture, which to my understanding does not need to be registered if the equity partners are not completely passive (and only a limited # of partners). 

"There have been some separation of the retaining wall at two of the joints causing some displacement of about an inch."

You can partner with a single investor in a joint venture structure (equity)3.

If finances are short (and I definitely can understand that), perhaps networking with more seasoned investors and doing a JV(joint venture) with them can help...or take on a mentor.

The loan/deed has myself and my mom on it.We won't be filing a joint return, obviously, so can the capital gain be split between us, each reporting $165k on our taxes and avoiding the $250k limit for capital gains taxes?

When I get a hit, I copy the mailing address,( I love out of town ones) and I check the deed - was it joint ownership, was there 'right of survivorship' etc - these notes help me to decide on which properties to chase,.