@Ned CareyThere is also the key question of how the "cap rate" is arrived at, and the level of sophistication/experience of the target audience for your presentation.

Selling to an occupant means REPA compliance, I assure you, no closing agent or seller without a rather sophisticated finance background will get it right.

Well, this isn't what you're looking for, but I think the reason the MLS works so well has nothing to do with how sophisticated the database is or how many search fields it has.

ads are 0% more sophisticated or fancy now that I'm (evidently) a "lawyer" selling my services than when Facebook thought I was various other things.

They told me that I don't understand the market and more sophisticated investors are buying at 4-5% cap.

If your LLC has paid employees, then your LLC must have its own EIN and report and submit payroll taxes (withholdings) for the employees under that EIN.  

Unlike Rule 505, all non-accredited investors, either alone or with a purchaser representative, must be sophisticated—that is, they must have sufficient knowledge and experience in financial and business matters to make them capable of evaluating the merits and risks of the prospective investment;Companies must decide what information to give to accredited investors, so long as it does not violate the antifraud prohibitions of the federal securities laws.

@David DachteraI understand what you have, and it is a nicely sophisticated tool for pooling several sources of capital and engaging in flip transactions at a lower tax rate than an IRA would directly.What you have is not really a self-directed IRA investing in real estate, but rather a self-directed IRA investing in shares of a complex legal structure that invests in real estate.  

Payroll, bookkeeping, etc can mostly be done remotely.Here is a great list of questions to ask a potential accountant:http://www.biggerpockets.com/forums/51/topics/70447-questions-to-ask-a-cpaAlso check out the www.NAEA.org page in your search.

I currently own a small plumbing businessI am trying to figure out if I am better off having employees on my payroll or having them on a 1099?