At this point I would like to sell it, and my realtor is saying that it’s marketable only to investors since owners/occupiers will not be able to get a conventional mortgage (and the insurance will be prohibitive).Is that true?

Because you are going to live in it I think his answer rings true.

@Jon Kelly Ok this is a bit embarrassing, I forgot to add that into the calculations for this example, yes that is true. 

Though this is true in TX to a point, there is a third party financing clause that states you have a certain timeframe to let the seller know you either can, or cannot obtain financing approval and get your EM back.

Is this true or is this guy making excuses?

As far as I know the IRS will just assume you took the depreciation and tax you on it’s recapture, this is certainly true of rental properties. 

Unfortunately these articles are lacking real world examples of how the fees can transition into equity, or simply true examples of GP vs LP deal specifics.The articles speak to the 70/30 or 80/20 split of the cash flow after the 8% preferred but I'm more interested in how equity is split between GP and LP from the onsetMight anyone be able to share a few examples of how you have structured acquisition fees and management fees and equity through non tradition contribution?

Listen to the BP podcast with Dion McNeely and use that technique to use Rentometer to set your new rents.5.

I think once you've read the relevant books and gotten a familiarity with the principles and techniques of investing, be it buy and hold, flipping, or BRRRR, it's time to then avoid analysis paralysis and jump right in, starting with that first deal. 

Tried and true markets are water front (lake, river, ocean) and the mountains.