Do you have someone that manages it all including bookings and customer service or just specific parts like cleaning only? 

All real tax advice should be custom and one-on-one.PPS.

In 2021 we bought the building for $1.5M using private lenders, pushed the occupancy from 50% to 80% occupancy and it appraised for $3.125M, allowing us to pay back the private mortgage.Right now, we are in the predevelopment process of design and piecing together the capital stack for the redevelopment deal, which will be made up of historic tax credit equity, RestoreNY Grant, DRI Grant, etc.

Bird dogging is a way to make money but its not gonna get you rich.WE have had many do some birddogging for us on the private lending side to find qualified people that need a loan and its interesting how many last a few weeks - I sense the same holds true for real estate bird dogs.

A while ago they were taking request of adding banks from customers but I was told that they do not do it anymore.

Here is a list of Construction, Rehabbing & Generic PM softwares that may be a good solution:Construction, Remodeling & House Flipping Specific PM Softwares BuilderTrend/Co-Construct - Home building project management software specifically built for custom home builders.

There are companies with the customer best interest in mind.

I don't know how to make this happen but the numbers work well, so I'm looking for creative advice/equity partners/private money/hard money  for how to make this happen, and then when my business sells I can pay back the loan and find financing at that point to continue the rehab.

Treat your family private lender like (or better than) any other private or HML: promissory note and lien recorded against the property.

The net result is basically the same, but it keeps the two properties separate from a lenders perspective.Any low down payment money, particularly on an investment property, is going to come from a private money lender.