Also you could put the property under contract to purchase as principle, write a joint-venture agreement with wholesaler that discloses the split (reviewed by an attorney), then assign your interest in the contract to the buyer for the assignment fee.

How are joint ventures setup, what document is used to make sure you have rights in the deal?  

The deed shows the aunt and the nephew as joint owners.

Finally, joints are 'weak' spots so dovetail & screws are better then glue and staples.Make sure you are comparing apples to apples when looking at different cabinets.Picking counter tops is impacted by the tenant class you are targeting.

They are both on the deed as joint tenants. 

If the Borrower moves back to the original area, the Borrower is not required to live in the original house and may obtain a new FHA-insured Mortgage on a new Principal Residence, provided the relocation meets the two requirements above.”Increase In Family SizeAn exception may be approved include increases in family size, or a borrower who is vacating a jointly owned property.

You may be able to joint venture with other IRAs or other individuals as a couple other ideas. 

I suggest your respective LLCs be the members of the JV LLC, but check with a lawyer - maybe there're legal reasons to own the new LLC under your personal names rather than under your LLCs.Transparency is easy with a joint bank account.

If you use square trim you could stand the sheets of drywall up vertically, fire tape joints with self adhesive fire tape and cover joints with a 1" X 10" or 12" board similar to trim. 

I'm not a registered lender so max I could charge is 10%, so the risks are definitely not worth the reward, but maybe we could do a joint venture or figure out a way for me to get paid?