Watched some You tube videos about some ways, specifically creating a property LLC with WY LLC being a member manager LLC for the property LLC. 

It’s my brother and 2 good friends that have some experience. the money lender would be a family member of mine lending out of their self directed IRA so they will be lenient with us.

Quote from @Brady Ascheman: Let's talk about this directly as a business decision.

I've also heard about rolling over some money into a self directed IRA to invest in real estate, but that doesn't really solve my problem. 

If they have the ability to purchase the note, why can't they just buy it directly from the bank?

It's written into the lease that tenants must deposit their rents into that particular account (either by online bank transfer or by walking in a check/cash); I do not collect rents directly, nor would I if anyone asked.

Agreed- with a long term rental you can be very clear and upfront about all the nuances/quirks of the property and what is included because the transaction has far more direct communication.

I have a self-direct IRA and could use some passive options.

My favorite way is is simply using Pricelabs using a comp set, OR using Airbnb itself to see what your direct competition is.

It’s a good idea to speak directly with an insurance agent who understands multi-unit properties to customize coverage for your specific situation.