I have put about 30 - 40K in improvements and structural improvements in over the last couple years.  

My reasoning for the purchase was not only to rent it but I knew that the 100 unit complex was the cheapest in the location with limited supply and a high demand.

You can't fix structural economic problems with monetary policy.

Generally tax status is established by filing an 8832 or 2553 if electing corporate tax treatment, or by filing an initial return if electing default status.You'll want to run everything by your attorney and CPA as it seems you're going with a semi-complex structure.

How would we structure a profit split if they are wholesaling by contract assignments?

You can have 1 investor and that could be a sale of security if investor is passive and not structured properly.  

What type of deal structure are you proposing when you say "co-invest"?

Looking for recommendation for a spot builder in Largo, FL.Demolishing current structure, building new home on parcel.Cash investment group.

If they have structures but were incorrectly assessed as land only, then the taxes were too low.

In that scenario you would pay 8-10% private and 10%-15% for the capital.Some people do a 50/50 JV with a money partner.Lots of ways to structure it.