The value that your wife is bringing to the table is actually easier to convert into a percentage of ownership in the deal because you should have a pro-forma and financial projections for the deal and the commissions that she will not charge actually have a dollar amount that is easily calculated based on the numbers you are projecting.Our business model is based on syndications for large multifamily properties where we bring equity from our investors as limited partners and we participate on the general partnership side of the deal alongside our operating partners (which in your case would be the builder).

Depending on the investor's net worth, they may be required to meet the requirements of a sophisticated investor as defined by law in order to participate in your offering.

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.