I know you have to be careful about mixing the two, but you put in the time and money to get your license. 

I'm being serious.I had a unique relinquish property (rural 10 unit mixed-use) so I waited until under contract on that. 

For example, if you have a mix of capital and operating partners, a waterfall allocation schedule might make a lot of sense.BP is a great place to get ideas, but you should confirm any ideas on here with your advisors (drafting attorney and tax CPA), as well as have them draft the agreement.If you cannot afford these advisors, respectfully, you're better off not entering into a partnership at this point. 

If the answers are mixed, then we have to use empathy and do our best to work with them.

I am brand new in the real estate world and have done a lot of research but seem to get mixed opinions/answers so I figured I would take it to the expects: (Don’t feel obligated to answer every single question, I appreciate all the help I can get!) 

I'd try to go with an investor/bridge loan mix, pay out the investor a % for the time it takes to acquire the properties and then get a loan on them.

Currently the area is zoned as mixed use.

Probably mix in some kitchen upgrades as well but not go all out...which would put us at $50,000 which includes a $10k cushion.

They have a mix of townhomes and single family detached built 2007-present.  

Have read mixed reviews and feedback in terms of title insurance - but appreciate all the advice and inputs.