After that, distribute the returns at a market rate based on who's doing the work.For example, assume the following.Land Contribution: $10,000Cash Equity: $30,000Total Equity: $40,000Project Loan: $160,000Total Sources of Funds: $200,000Land: $10,000Hard Costs: $145,000Soft Costs: $30,000FF&E: $15,000Total Uses of Funds: $200,000The joint venture can then be structured as pro rata split to an 8% preferred return and 50/50 split on everything thereafter if you are doing the work.

***For example, if my R/E investments generate $100,000 in net income (held in a corporation) and these profits will be distributed to investors, do you subtract state and federal taxes to find the ROI and IRR?

Any advice as to great techniques to close a deal?

We meet quarterly to go over books etc... and we do a distribution of cash flow once a year.

All profits would be split equally among the partners, I would be the exclusive realtor on purchases and re-sales 3% if sold in house 4% if through a cooperating broker, in the event that we hold a property as a rental, I would be the property manager at 5% of collected rents, to remove me as managing member there had to be a 70% majority, all members must always have equal shares of the company, distributions of profits are done after completion of each deal unless 100% majority agrees to roll over profits into another deal giving us more purchasing power. 

I am hoping for recommendations with respect to software programs that will help report to investors, track capital accounts and distributions, etc., etc.

All reimbursements, closing costs, holding cost, expenses, renovations, financing all taken care of prior to any profits being distributed (if any).

Furthermore, Amazon just put a large distribution center up near Kolb and Valencia and has been hiring the 1,500 jobs they need for the plant.

Form a partnership with your brother - This will require some legal fees because you will definitely want to consult a lawyer but in theory you can form an LLC, have your brother transfer the title, refinance with the LLC(it can be more challenging to find financing this way so make sure you have that setup before you transfer title), distribute the cash out to your brother to lower his interest in the partnership.  4.

If the waterfall is specified as 100% to investor until reaching an 8% IRR, then what happens is $8 is added to the capital account making it $108, then $100 is distributed, leaving the capital account with $8.00.