The portion you live in will qualify for the 121 primary residence exemption tax free. 

They you can do supply and demand around your property allocating just a portion (say 50% if the circles over lap by half as an example) of the properties from 6 miles away as competitive against your supply. 

I know you could pay off the portion but let’s say it’s higher than what would make sense.

Propose doing the PM work for 10% of total rents and applying that amount to financing your and your girlfriends portion.

I pay myself out of the PM portion since I am doing my own management.

I usually break it down like this:A good insurance policy is vital to cover the majority of a real estate investor's exposure.

I'd use that portion to buy a new primary residence condo (up north). 

No financing cost on the “BR” portion of BRRRR.

.- Since the farmer sibling lives very close to the land and farms it himself, any portion he owns is considered an agricultural investment and property taxes are ~1/2 the normal cost of property taxes.My thoughts:Allocate a portion of the land to each sibling and dissolve the TrustEach sibling can 1031 the land into a desirable rental property near where they live (if they want to)At some point in the future (5-10 years?)

I’d be tempted to try and design an attractive feature on that exterior portion.