Raising Capital, complying with securities, self-directed IRA's

[Shiv Jey]

I'm learning as much as I can to delve into multifamily properties.  However, I have many questions regarding financing:

1.  I have a high income already, and can put in about 200k.  What loan products or class of loans should I search for to fund non-owner occupied for out-of-state investing and are they non-recourse?

2. I'm starting to see that using my money in addition to others' vastly increases the size of project I can go for. How does one typically find self-directed IRA investors to invest?

3.  When getting others to invest, does it automatically become a security, and require a special attorney for all filings?  I'm reading these books by lindahl and others and the impression I'm getting is that they're securing financing without these complicated syndications.  Can someone explain this to me?  Even the podcasts I listen to, people are talking about getting financing from friends or investment clubs, but no one speaks of all this other stuff...are they just not talking about it?  Or are they setting up their contract such that it doesn't become an issue?  And if so, how?