Please consider:Looking to partner with 2 other individuals (no family connection whatsoever) on an 80 unit multifamily --  party A being my SDIRA LLCEach party will contribute 1/3 of the required funds and have 1/3 ownership---this is not a syndication but a partnershipBalance financed via non-recourse agency debt with one of the other partners being the Sponsor Property would be purchased under a separate LLC with equal ownership My contribution would be made not from me but from my IRA LLC  --  not sure if this would be a loan to the joint ownership LLC or my SDIRA would need to be on titleNormally a deal like this could and in this case would be structured with a couple of additional expense items:An acquisition fee and potentially a disposition fee upon sale say 1.5% to the individual putting the purchase or sale deal togetherAn asset management fee (this is not a property management fee but more of an administration / manage the manager fee)These fees typically go to a designated member and/or the person that puts the deal together (me) but technically I suppose it could go to another 3rd party -- it is not part of the asset value they are expenses So my questions:Can I be the designated person to oversee and collect these fees?

Technically the new regulations wouldn't "prevent" us from renting out our homes, but proposed registration, fees, etc. would be so prohibitive to behavior that it would amount to a type of prevention.  

My goal is to have a multi- family with in 90 days (technically 89 now), so I hope we can motivate each other to accomplish this! 

You'll be working with someone else and will have to compensate them, but you technically aren't working with an investor.

Does anyone have any experience with refinancing a multifamily property that is technically zoned for single family (withoiut permit)?

You are a sophisticated investor to scale to 120 units and bought at reasonably lower rates.Nobody can say if this market is going to dive or not and 1031 in another asset may not give the income that u have. 

ANY property will technically cash flow if you pay all cash. 

It's technically two single family homes on the same lot of land, but they cannot be separated into two parcels because they are too close together. https://www.zillow.com/homes/for_sale/218610897_zp...This is the listing for the house.

Technically part time.) it’s nevr been an issue. 

I used the HELOC for the 20% down payment and got the conventional mortgage for the other 80%.In Canada the interest from both sources are tax deductible (write offs) hence I often tell people that all bought all properties without having any money which is technically correct.