They always respect & prefer that approach, from what I've seen.

@Greg Van Brunt @Derek BaileyThis is the best PDF I have found yet with not only VA loan limits by county, but also a breakdown of the small multi-fam limits respectively. 

(F) "Foreign real estate dealer" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration, does or deals in any act or transaction specified or comprehended in division (A) of this section with respect to foreign real estate.

Each investor would have a separate account for their IRA which could be at different self-directed IRA custodians (or have a separate LLC for their respective IRA if the investor wants checkbook control).3.

Seeing as I have little to no knowledge on the subject, I respect your advice. 

With respect to liability and other similar issues, Notes are in the name of a Personal Property Trust, with the benificiary being a WY LLC.

Though I respected her decision I informed her I was fully aware of the crime rate and had contingency plans to avoid such issues.  

They could always ratchet that down, but to me 9% YoY increases is a respectable number if you're a buy and hold investor.

Your instincts are correct in this respect.

I'm in a Landlord-friendly state, most tenants respect me, and I document everything to the Nth degree so I'm not afraid to end up in court.