The building was vacant as we are remodeling the first floor and had just finished painting the 2nd and 3rd floors and were in the process of qualifying tenants to move in the following week. 

For instance, in Sec. 401(a)(9)(C) it says:...The term “required beginning date” means April 1 of the calendar year following the later of—(I) the calendar year in which the employee attains the applicable age...Example 3.

People like myself who respect and follow the rules consistently lose prospects to our less ethical peers who initiate contact with investors, with impunity.

Sounds like I might need to follow Frank’s advice and consult an attorney, although that will definitely be the last option I pursue.

Also would love answer to the following: - Are there any specific challenges or advantages you experienced compared to a JV structure?

You can now use the address of the post office followed by unit #xxx instead of PO Box #.

Or alternatively any of the following that would have a similar outcome.

I have been following Michael Elefante on instagram and have been talking to him and his team as well. 

We follow a similar model as @Bill B. and with similar results, except our properties are from the 60s, so we gut them and rehab from the studs up, basically resetting the clock. 

The first pieces (literacy, metrics) and the following ones noted above are pretty straightforward.