They'll show you the ropes, teach you what they do to produce... you'll quickly see why most agents don't make it in this business BUT don't get discouraged!!!

This allows me to see what properties produce Return to Senders and investigate that further without burning up too much of my marketing budget with more costly pieces like letters.

Established brick and mortar brokerages with producing agents aren't going away anytime in my life. 

That entity being invested in would have the necessary state footprint.When using an IRA LLC to directly engage in what a state would construe a business activity such as direct ownership of an income producing property, then yes, the LLC would need to either be domiciled in that state or registered as a foreign entity to do business in the state. 

They’ve been going through county record and have produced nearly over 100 lead in the first 20 hrs of work. 

Chris Corbin s There are plenty of other owners that will resonate with the message that you can help defer gains and produce a steady interest income without the hassle of ownership that are motivated to sell rather than wait to die for the stepped up basis.If they don’t then a MLO is a good path forward because typically the heirs don’t have the same passion and are looking for cash and not property.

I also point them to my videos and case studies we produced.

If the firm produces an overall return of 20% annual for 3-4 years then investors woud be happy and will continue to invest in long term deals.

You'll also have to recapture depreciation.Another option would be to sell it and 1031 into a passive cash producing asset with a long lease life - a NNN property or a fractional opportunity that still qualifies for 1031 treatment. 

With all that this property still produced an 89% cash on cash return.