Under "Start a Business", choose "Limited Liability Company" and follow the directions.

S8 can change their limits any time though so that's some instability there.

there just aren’t many sold properties in the neighborhood in the last 3 months and even out to 6 months is limited.

The Creative Investor Meetup is designed for beginning to advanced investors who would like additional strategies when constructing deals.All aspects of real estate investing will be covered including (but not limited to) - Wholesaling, Flipping, Buy and Hold and Commercial with an emphasis on Creative Financing.

If you plan to invest in a syndication as a limited partner (LP), ensure the structure allows for direct ownership in real estate (e.g., through a Tenant-in-Common (TIC) agreement), as partnership interests are specifically excluded from 1031 exchanges under IRC 1031(a)(2)(D).

Then think I could have 2 sub meters put in (believe the limit is 1 per main water meter).

Lancaster city limits short term rentals to only certain zones of the city so definitely look at the city website for that information.

Additionally, his credit is not the best, and he has limited funds for a down payment.Any potential options or solutions that may be available?

It seems like there are so many limitations to buying real estate with self-directed IRAs. 

Quote from @Simon Walker: Quote from @Andrew Syrios: Could you "split the difference" so to speak and go back to work for yourself but limit the number of clients you take on so you only need to work 20 or so hours a week?