At the moment I'm working on a new-built project (a largish urban apartment building) that has small units but devotes significant valuable space to indoor and outdoor common areas. 

Need help to know if this is common practice of collection by General partners (as they are not bringing dollar to the table, but bringing their expertise; taking liability on the remaining of the loan and also finding a deal) ((( but collection through out holding the property by the personally owned management company and at the and sale price collected as realtor fees are steep !!!) 

And you can go on title as a tenant in common with your mom - as long as her % TIC ownership is enough to absorb her reinvestment requirements. 

Under the Howey Test, a transaction is an investment contract if:It is an investment of moneyThere is an expectation of profits from the investmentThe investment of money is in a common enterpriseAny profit comes from the efforts of a promoter or third party

For example, if they presumably want to make improvements to their new investment, improving common areas, etc., can they / are they likely to force through a special assessment that will apply to all owners, through the HOA board that I'm sure they'll control?

Written inventory of all furnishings and other personal property in, on, or commonly in use for the normal operation and maintenance of the subject property.

Be aware that some of the common overlapping expenses cannot be deducted.

@Ben Joseph the proper policy is you need is a Non Owner Occupied Rental Dwelling policy, commonly know as a Landlord policy.You are correct in a Rental Dwelling policy will usually have Liability as part of the policy.

They are 4 bedroom, 4 bath, and they share the common spaces.

The title company has a form that the buyer's fill out saying how they want to take title such as as an unmarried person, as joint tenants, as a married person as separate property, as tenants in common.