If you're not careful, you can blow a lot on mailing with little to no results.

This will result in a large tax burden.

The short sale was a result of a 40% drop in real estate values during the 2008-2009 financial panic, and lasted into 2012.

In my area, maybe 20% of the land is zoned 2-family, 5% upto 4-family and almost none is zoned 5+ unit, and any that is are huge plots that support 100+ unit buildings (with the price tag to match).

@Serge VeletFlippers are responsible for paying Federal Taxes, Self-Employment Taxes, and State taxes.An accountant's goal is to make your net income as low as possible which results in the least amount of taxes.Some expenses available to flippers areHome office, Tools, Mileage, Health Insurance costs, Retirement ContributionsBest of luck

You could give the tenants 2 or 3 color options that match the existing color scheme and let them make the final choice so they feel like they have a voice in the process. 

I don't know why it wasn't clear sooner, since I've been struggling to get all 3 of them on that the same page, that when these same principles apply to real estate of DIY vs bringing in professionals, to lessen the physical load and ensures better results, I realize that this concept must spill over onto non-business things as well!

No one has access to the results so there are no wrong answers. 

This leaves us $4k per month that we have been absolutely wasting.My employer offers a very generous 401(k) plan with a 6% match and a 3.5% non-elective contribution.

Also this partner would be contributing most of the capital for the purchase, and I would be doing most of the work, is it possible to set up the TIC so that the partnership would be split up 50/50 like this, or does it require that % ownership match capital contributions?