It's a part of my self directed IRA.

Buyers who go directly to the listing agent will not see the same savings, if they see any savings at all.

If we include investments in mortgage loans (trust deeds), real estate partnerships, REITs as well as direct property ownership, I’m at about 80%.  

To be direct, I am not a fan of what you are proposing because it shifts all the risk onto the other partner. 

Usually there's a lockup period (often three years) in note funds, so you can't use that cash to do direct note investing.  

Please feel free to direct message me if you live in the El Paso area and/or would simply like to connect, thanks!

If you are looking for proper guidance from someone that has house hacked quite a few times and has the knowledge and experience to help get you going in the right direction, I recommend reaching out to @Josh Green.

The ONLY exception is that a landlord may charge two months' rent if the tenant qualifies for utility assistance, the lease requires the tenant to pay utilities directly to the landlord, and the tenant and landlord agree in writing.

I think you will get someone on here that can point you in the right direction 

First, the three (3) Private Letter Rulings will likely not be directly on point, so there will be some inherent risk in that you will not be able to follow the Private Letter Rulings exactly as they were issued.