At the core of all 3 of these things I realized that a small business is a hefty risk and may not make enough money to support my family, taking the time off to attend all these events probably wouldn’t be possible with a full time engineering job (especially as you move up in roles of responsibility), and traveling the world can be very expensive.So.

I’d look for non-agent positions in brokerages, clerk positions at real estate attorney offices, and roles with title companies and lenders.

Make sure you find people to fill those roles.

For example, we both own 50/50 in entity A and B, but want to go 100/0 and 0/100 in each entity.I’m trying to find a way to transition from my W2 job to full time real estate investments, and finding that income from the partnership (or lack there of) is playing a role.

You split the equity and detail out the roles and responsibilities.

If they choose to exercise the option and purchase the home, the money you received goes towards the down payment, if they don't end up going through with it, you keep the money.  

The “15 years” only means an extension of the 5 year period prior to selling IF you couldn’t live there 2 of the years as primary within the 5 year original period, exercising this active military option THEN proceeding with a 1031 like- kind exchange.As for active military application - military extension of the capital gains exclusion applies for active-duty military members who are away from their property due to permanent change of station orders to extend the 60-month period up to an additional 10 years.

If ever asked you'll want to use that along with other things to demonstrate your intent such as discussions with your cpa, your past history, rent advertisements, etc.Ultimately it comes down to an opportunity cost exercise - what are you giving up by having that property now - if you can buy better and for longer holds with less costs then the 1031 would let you do that without paying tax.

From these 3 things you can break down roles.

So we are looking at possibly hard money or applying for a HELOC on their current property, and if approved, bringing that approval as proof to a bank or mortgage lender, along with current rent role from associate's current multifamily, previous tax returns & proof of funds, and market data for the area where we plan on buying and renting, to see if we can be pre-approved or approved for a refi down the road.The question I have is, if we still don't either have enough income to pass the DTI test, or enough time/proof of money made in career yet, and again my associate is retired, do we have a chance at being preapproved or approved for the refi based on seeing what liquid money we have, the equity that will go back into the multifamily, and now, not 1 but 2 rent roles, as income?