These levels roughly resemble our target property segment but include the entire metro area.Inventories have been on a long-term downward trend.

I highly recommend any potential LP require their syndications to share: Income statement, including all partnership level expenses, Statement of Cash Flow and Balance Sheet.  

So, basically whatever income she has will be added up, including the capital gains, into that number. 

Commercial spaces/restaurants are present, which usually attract residents.

I'm in Madison, WI with pretty high property taxes (around 2% of the value/purchase price) and also think the quick ballpark 45-50% expense ratio is pretty close for operating expenses including reserves, assumed management, taxes, maintenance...At this time with higher interest rates, and continued upward prices, cash flow is pretty slim.   

Is there language included about "permitted" assigns?

Same for any tax strategy that deals with capital gains, including installment sales and 1031 exchanges: they apply to rentals, not to flips.Despite the fact that you cannot put the entire amount into a retirement account, what would be the point of it even if you could?

I was awful at admin activities which did not present challenges and the ability to be creative.

They are open to a cash offer below asking, but with that interest rate- I'm wondering if it's more attractive to offer full asking with the 3.5% with seller financing or presenting to cash buyers the discounted contract.

There is also a huge difference between a DFPI license and position versus Loan officer including the pay rate.