I know about 1031 exchanges to avoid taxes but not getting a loan against the house to prevent profits.... 

Other than taxes and insurance, I'll assume the best case in that there are no other expenses.

you'll need to check the tax records to see how many legal units are in the property.

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

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. 

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.

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?

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.

from  SB 9: The California HOME Act | Focus and here is info about RSO and properties built prior to 1978"Q12.