Once you start adding partners that you aren't married to, it should take longer as you'll want to consult with an attorney to write your Operating Agreement.  

I have pretty good credit (723) it's just with me trying to move Rhode Island and House hack,   and marry someone with a large sum of debt, I need assistance if it's there.

Accredited investors are people who meet the following definition:  either (1) $200,000 of income individually; (2) $300,000 as a married couple; or (3) $1 million in net worth, excluding their primary residence.  

You will be able to exclude up to $250,000 in gain if you are single, or up to $500,000 in gain if you are married and filing a joint income tax return, as long as you can say that you have lived in the property as your primary residence for at least a total of 24 months out of the last 60 months (two years out of the last five years).You should not have any taxes to pay since you have lived there for at least 11 years unless your gain exceeds the $250,000/$500,000 limit.

The portion you live in would be considered your primary residence and if you have lived in it for 2 out of the 5 years prior to selling it you will be able to take the first $250K ($500K if married) of profit tax free from the portion allocated to your primary residence.The other 3/4ths would be considered investment property and could be exchanged tax deferred for commercial property.So at the end of the day you could conceivably sell that property.  

There is an exemption for single people ($250,000), and married couples ($500,000).

I don't know about you but I like my weekends, I don't want to show 30 houses to indecisive married couples for a 3% commission, but that's just me.  

My understanding is that there is no tax if the gains are < $250k single or (I think) $500k married. 

I'm virtually debt free.I make around $30,000 and about to get married which is going to tie up a lot of my savings and current income.

They are focusing on single student housing rather than married student housing because it is more lucrative.