If so, then your self-directed IRA cannot be used in any way to participate in the purchase transaction as that would constitute self-dealing.If the IRA is purchasing the home purely as an IRA investment, then the loan must be non-recourse, meaning no personal guarantee from you. 

Having them participate in any meaningful way without experience seems disastrous to me so I would want them in the deal in name only. 

Please let me know if you can come so i can make sure we can get enough participation.

Good luck to get your money back.If you do this out of your 401k - it becomes twice more difficult, because you also have to watch for the IRS rules that prohibit you from directly participating in the projects owned by your retirement plan.If you think I'm imagining doom and gloom - unfortunately no.

Still, it's easy enough to stay conservative and avoid any transactions that fall within uncertainty.https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-tax-on-prohibited-transactions

You need to assume that, no matter what they say, when it comes down to giving you the money, that 75-90% of the people who said yes won't be able to participate.  

Hi everyone,I'm participating in a Startup weekend and working on an all-in-one HOA management platform.

Hello, I came across an opportunity to participate as an LP in an syndication deal.

The current owner is leaving money on the table by not offering truck rentals, current rents are 9-11% below market, low tenant insurance participation, etc. 

Go find a private lender that has no interest in equity participation, Philip!