Put together a Joint Venture agreement with someone that has an IRA or 410(k) that wants to make better money than they currently are making.

It is possible for those two IRAs to joint-venture to purchase an investment property.With a self-directed IRA, it is not "you purchasing your first rental home", however. 

In the time since I first joined biggerpockets,  we've launched a roofing company that's being franchised nationally, a toxicology lab, a scrubs company with Patch Adams' foundation, and a handful of other ventures - but investing in real estate I feel like a permanent neophyte!

Which ventures right into how this type of deal can work.

I wish you well in your RE venture!! 

My criteria for getting into any new business venture is following:1) Can do it from home.

Basically I saw real estate as a vehicle that could deliver me to  the life I want to live, the business ventures I want to pursue, and the lives I can affect.  

When we had spoke about starting a new separate venture with our regular LLCs.

Nothing ventured, nothing gained.

But currently as is with the portfolio that has been built up, the positive net cash flow is 100k a month.Any help would be appreciated, joint ventures are welcomed.