Would it be my safest bet to just say i'm interested in joint ventures and limited partnerships?

We've had a ton of interest but only actually received 2 applications (we listed it last week). 

Your net investment income is your gross investment income (less your fully deductible  investment expense)Your do not have to deduct miscellaneous investment expense from your investment income as tax reform took that deduction away.Bottom line: you can deduct the interest if you itemize but limited to net investment income. 

They were 2 houses over their limit, so I had the HOA secretary double check.

Some properties are purpose-built for income restricted residents which could include everything from voucher tenants to folks paying the freight themselves but meeting specific household income limits. 

Find out how many showings/inquiries she has had and the feedback she's received on why showings aren't leading to applications.

Also, don't limit yourself to apartment buildings or SFH.

You have to consider number of factors before doing this, the property would have to be appraised and would be added to your income for the year in which you make the distribution, likely pushing your tax bracket up.If you simply wish to get into self-directed investing you may want to consider truly self-directed Solo 401k, it has number of advantages over SD IRA such as contributions limits 10X higher, no need for a custodian, checkbook control, exempt from UBIT on leveraged real estate and more.

Shop within your credit limit, so to speak.For your investors:"They'll get a higher return due to the lower management fee." 

Agree with Charlie on short term in Boston - new regs make that less feasible in Boston proper - but I work with folks who have robust portfolios of short term rentals in Malden and Chelsea, with the transit access of Boston but fewer limitations.