In this partnership, my partner put in 90% of the cash as well as a bit of time and expertise in around items like taxes, bank finance, etc.

If you want advice on real estate investing and the tax and financial strategies associated with it you should work with a tax strategist with real estate investing and financial planning experience. 

At some point 8-10 years did a portfolio loan with good tax returns and ended up using a lot of cash and that loan to buy 2 strs in Myrtle- ocean lakes. we currently have 20 units and Two are str's.theres really no short cut, we built a ton of equity by buying at the right time and fixing up ourselves (I'm a contractor).wr bought the two strs in 2020 and 2022.

We spent 10 years and then sailed away on a sailboat paid for with tax free dollars, 3 waterfront vacation rentals paying for the sailing, and a custom built dock in the back of one for when we were in town. 

capital gains tax, seller commissions , other fees, etc?

Also note, the military and all government employees on assignment are usually exempt from occupancy taxes if they can present you with an exemption certificate.

Just trying to understand tax implications. 

Do i have to actively manage a property to use a bonus depreciation tax write off? 

Taxes would be around $500/year for the land only.  

I'm still thinking if this is the right move for me given the high property taxes there, hassles of out-of-state management, additional CA taxes, as opposed to simply investing in index funds (which might have more returns).