So, any reader needs to be aware that going down the street to your local RMLO, who passed a test after 23 hours of education and who may have sold cars two years ago may be totally unaware of your offer to allow him to participate in your Sub-2 transaction if he originates your deal.

Although i am quickly learning there are other, possibly more lucrative ways to participate in this industry.

Take a look at few:Solo 401k offers Participant Loan Feature which allows you to access your retirement funds any time for any reason (example would be investing in a transactions that would be otherwise prohibited).

Most seasoned and institutional buyers do not ask for escrows nor will they ever participate in one.

Taxes: A business can claim much more deductions than an individual (this is a fact) in addition it is much easier for a LLC or S-Corp to qualify as a Real Estate Professional than an individual (the details in IRS publication 925 look for qualification of "Active participation").

Utilize the keyword tool for topics of interest and participate in the forums as you are and you will gain the information you are seeking.

Alternative to that would be using truly self-directed Solo 401k, where there is no custodian, you serve as a trustee of your own plan, have checkbook control and bunch of other benefits:Solo 401k offers Participant Loan Feature which allows you to access your retirement funds any time for any reason (example would be investing in a transactions that would be otherwise prohibited).

I looked up docusign and understand that its a software that allows participants in a deal to sign documents digitally.But, does this mean that i do not have to go to closing?

Get a letter of reference from every participant in the deal.  

As for REIA's, I've participated with a handful over the years, most recently I am a member with the closest one I have found to Mankato, which is unfortunately about an hour north of here.