However, it is clear you have an unusual partnership agreement so it is best to consult a CPA.On the other hand, real estate is not a liquid asset. 

I would appreciate it very much if someone who is involved in real estate in Memphis, either as a realtor or as an investor, would private message me so I could have a text conversation and ask my questions.

Based on the Florida Attorney General opinion (Case Number 16-2022-CA-3550) that finds that generic zoning provisions such as Jacksonvilles do not qualify as a regulation adopted on or before June 1, 2011, the trial court dismissed the City's enforcement lawsuit.

I recommend finding an accountant who specializes in real estate taxation and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

I’m having a difficult time trying to figure out the rent value of my 5 bedroom, 3350sf single-family dwelling in Oceanside California.

@B RyansRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I'm sure there's money to be made there in real estate, but it seems to be heavily reliant on one industry (Army) which is a red flag for me when it comes to evaluating markets. 

I work with real estate agent and buy it.

I am new to real estate investing and was looking into taking a heloc on my primary to purchase land and do a construction loan.

If the risk was too high visa vi the return, or if the investor was not in a position to accept the risks, then it could turn into a real nightmare.