Lets face it, its a tough sales business with 100% commission. 

My taxable for the business was only 16K though because I did a big sec 179 for a vehicle and did another set of big write offs for tax purposes.I also have had a roommate for nearly 2 years.

In the first year of business (2023) should I use bonus depreciation for improvements, furniture, irrigation, landscaping?

A misconception about the real estate professional status (REPS) is that you can be in a real property trade or business (in your case, home building company) and still qualify. 

When should I form this partnship and open a business bank account to pool capital?

My business partner also has a lot of knowledge around marketing strategies for this type of STR.

And most are not ponzi schemes.Per the SEC and FINRA, some typical signs of a Ponzi scheme are promises of outsized returns (which is necessary to have a Ponzi scheme function since it needs a constant flow of new investors to avoid collapse), promises of impossible things like guaranteed returns and/or failure to disclose the true risk of an investment (to make the claimed high returns seem more plausible), etc.

Now as far as business I am conducting can require me to have an LLC or business license in the state I am in.

If anyone in this group has experience with forming long term partnerships with other wholesalers that you get into business with via an llc please reach out to me.

It would qualify for a SBA loan as an operating business.