Most of the scenarios proposed to us by potential clients for such joint ventures would likely create a benefit between the parties and not pass scrutiny in an audit.There are many ways to safely and productively grow your IRA investing in non-traditional assets such as real estate in a standalone fashion,  There is no need to take unnecessary and foolish risks with your retirement savings.

Though the tenant has yet to make a specific mathematical proposal, he has left almost a $1k past due with the water dept as the lease comes to a close and has proposed that this is the amount for making it right.

So after you claim the house, you can put upgrades that you've done to it and Zillow will update their price - although it still might not hit your proposed selling price. https://www.washingtonpost.com/realestate/zillow-faces-lawsuit-over-zestimate-tool-that-calculates-a-houses-worth/2017/05/09/b22d0318-3410-11e7-b4ee-434b6d506b37_story.html?

So my new proposal to her is to start out with a cheaper single family home ($26000) to get our feet wet and learn more about how it works before getting into higher priced multifamily properties.

I am a little confused by the proposed financing section - are they proposing seller financing?

I have an issue with one of the terms in the proposal regarding limiting liability: "Owner agrees to limit the liability of --------------. and its employees and agents to the Owner and to contractors and subcontractors on the project, for claims in contract, tort or warranty to the sum of the amount paid for services or $ 20,000.00 which ever is higher.

I'm not sure a new proposed lease, even though it's clearly stated that there is a new rent amount, would hold up in court as qualifying as proper notice. 

I'll work the balloon option into my proposal.

I propose that you focus on one strategy/path of all those you listed, find the repeatable thing that you can turn into a business which will then grow and support you and enable you to quit your other job.Check out The One Thing, see if that helps.

We also take into account the proposed new payment.