I have since put everything back on ebay and have sold it all, getting most of my money back. ( Very proud of myself for figuring out a way for a broke *** red neck idiot, to get basically a free Real estate investing education which so far has made me a buck or two,)    :)     Even today when I feel I need to get current in trends and techniques I go to ebay for some easy listening material, but I've found that most of it is just rehashed fluff from the origional gurus from my early years.

The Joint Venture spells out responsibilities and how profits will be distributed.  

Full disclosure, complete honesty and dealing with only sophisticated sellers leaves little room for prosecution.The view that sub to, or any other legitimate real property transactional technique is illegal or immoral because it CAN be abused is a simplistic black and white view of the world, and based on a simply incorrect understanding of the law and contracts.  

So I was playing around the data and created a simple interactive map for housing market data visualization by counties across the US, like home prices distribution, mean days on market, listings number, etc. 

There are useful techniques that cut the time down drastically and we offer insights in our list.

Please take time to read the Syndications thread here with the never-ending horror stories of paused distributions, capital calls, loss of principal, inability to redeem and so on. 

@Mark Nolan If you are self employed and open a solo 401k, does it make sense to transfer the money that is in a SDIRA to a solo 401k in terms of tax implication during distribution in the future?

Then, you distribute the $1m of proceeds - you have distributed $100k more than you have basis ($900k less the $1m) - you recognize $100k of capital gain for distributions in excess of basis. 

Software used for maintaining property financials is intuitive and distributions are made timely on a monthly basis.

There is another on going thread about how many of them have stopped their distributions as they are running into cashflow troubles.So, keep researching and learning!