I run a small NPN investing shop and while yes there are regulations and rules we must play by, they don’t prohibit us from buying the notes. 

That only applies to exemptions that prohibit advertising and general solicitations.  

Kelsie,Most of the hard money lenders you are speaking of usually fall into any combination of 13%-16% annual interest only; 2-5 points at the closing table to process the loan and 3/4 -1.5 points a month interest only.Please double check your lenders’ criteria, they may have restrictions regarding second liens during construction, meaning they prohibit anyone placing a second lien on the home during the construction process. 

If the property owner later redeems the certificate in reliance on the deceptive or unfair practice, the unfair or deceptive contact is actionable under applicable laws prohibiting fraud.501.2075 says that the civil penalty for violating: ...is liable for a civil penalty of not more than $10,000 for each such violation.

IRAs would require separate entities.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

Use the upgrades however do not expect shingles of any quality to realistically last 35/40 years. 25 year shingles will safely last 15 years depending on the climate, attic ventilation, direction roof is facing etc. 40 year might last 25 but that may be a stretch.Metal would be preferred longevity wise however cost prohibitive for a rental.

So there would be no more or less risk than choosing a syndication, and you do the due diligence in the same way.The big thing with DST’s is that on the plus side they generally do not charge a promote/carry because they are prohibited by SEC rules.

To get the cash out of these IRAs, can he loan me his IRA and I loan him mine and then cash them out, due to the fact we aren’t prohibited members?

Does the lease specifically prohibit the use of hallways for storage?

To my mind both of these would be prohibited transactions but I wanted to make sure I wasn't missing anything.Thank you