I'm born and raised in Houston and now work with a full service long-term rental management managing over 300 doors - all SF or MU (up to 4 unit).

Are you saying that the IRS-1065 Is going to be pulled into an audit, or will just the disgruntled partners IRS-1040 be pulled in for the audit?

Oversimplifying it just a bit, the investor profits from:- a non-refundable option paid by the tenant-buyer which gives them the right to purchase the property within their option period- the spread between the rent paid by the investor to the property owner and the rent paid to the investor by the tenant-buyer over the life of the option- the spread between the price ultimately paid by the investor when they exercise their option with the owner and the price ultimately paid by the tenant-buyer when they exercise their option with the investorClear as mud?

In '23 the state set records for tourism revenues and visitors to the state, a hat tip to your point about year-round demand. 

Most victims of this company are now broke or worse, they are looking at the fall out of signing in full recourse loans that have been foreclosed.

Analyze the WHY behind your current investors reasoning for not partnering up with you.

I have learned to color code (highlighter) and plan the month/year or week ahead. 

As you read these books, watch the BiggerPockets podcasts.

Attend your local REI meet-ups and try to find someone who is currently house-hacking or has house-hacked in the past to learn from their experience.

Why not just set up sole prop?