Now, I don't know how to arrange the terms of the agreement, especially his compensation.

A membership agreement does NOT magically override local occupancy laws.Cities don’t care what you call the arrangement, lease, membership, license, “dues,” etc.

It does not specifically say no co-living arrangements. 

-What creative strategies, syndicates, or JV arrangements worked best for minimizing personal cash invested?

Any tips for structuring a small gap partnership, private money arrangement, or equity split?

In our discussion I mentioned how much these mentorships resembled multi level marketing, a comparison she disagreed with completely.

As a real estate investor, you first have to understand the risks most likely to impact you and then ask yourself how and why will this particular LLC arrangement or trust add protection to my real estate and your personal assets.  

The seller that gave up 60%, how did y’all arrange the operating agreement where the seller would not interfere or get in the way with you doing your expertise on the properties to sell and/or  restructure loan ect.?

@Duke Davis  The three low rates were:4.25% fixed for 10 years then variable for the back 20 years (twice id that deal this year)4.75% fixed for 30 yearsAll 3 deals were arranged through a new home builder. 

Bed and Breakfast establishments, boarding homes, dormitories or multiple units, or any other similar lodging arrangements are specifically prohibited.”