Too many better options to ensure things aren’t ‘lost in the mail’All my tenants pay their rent automatically online via Cozy (though there are many similar alternatives).

First, the umbrella policy is not an option, but a must, as is not a replacement or alternative to an LLC - you need it regardless, and before you need the LLC (I would say ASAP). 

My partner and I see an alternative strategy, where we develop the project ourselves for a fraction of the fee and help bolster returns for our investors by saving the project money.

@Matt FerchThe purpose of a self-directed IRA or self-directed 401k is to give you the ability to diversify into alternative investments outside of the stock market.

I arrived at my cabin in Pigeon Forge yesterday to find that my housekeeper had removed my high quality towels and sheets and replaced them with cheap alternatives and had never stocked my house with items (coffee, olive oil, hand soap...)

Really cool to learn about these alternative methods of financing!

Alternatively, if your preference is to be as passive as it gets, then you may want to look into syndication investing. 

If your alternative investment is triple tax free bonds it sounds like you are extremely risk adverse. 

This is a common occurrence in South Tampa and the Variance Board might be a good alternative to the other solutions.  

So I am searching for alternatives.