The seller recently decided to move out of town and didn't want to be a remote landlord entrusting his property to a property manager, so he was uncomfortable holding onto the property (this is a critical piece of information; always figure out what the sellers motivation is and keep the conversation tailored around that).

The key here is thinking critically about how you can get this property below market value so that your value add can really shine through. 

Have a buddy who closed many deals including 242 units while deployed.Your local REIA will be a source of the contracts and paperwork.Have a buddy who walks a targeted neighborhood door knocking on doors speaking to residents on behalf of the local politician.

I mis-spoke, I was simply try to say that an investor can borrow from their own sources to get the benefits of leverage without having to cosign a loan for a larger amount that will negatively impact their net worth.

The forums are indeed incredible sources of information.

I would note that extreme caution and the assistance of a qualified CPA or Tax Attorney familiar with ERISA law is critical for such ventures.The IRS does not provide specific guidance on your ability to JV with your IRA, for example.  

Everyone has to determine for themselves what their comfort level is, but you also need to be critical of your own motivations, are you investing to maximize your profits, or looking for a hobby to spend your Saturdays on?

I went to List source and I don't know how to get buildings that are 4 units or greater....I got some that had apartment numbers...How do you do what you do?  

Last I heard, the broker said they hit a "snag", and he is transferring all the documentation to another financing source.

3) from your experience what are the terms of investing with a JV when someone gives 100% of the funds and the other party puts in the work/sweat (sourcing notes, setting up the payments, negotiations etc).4) what would you say the advantages of performing notes upon regular real estate investing (buying a house and renting).5) what kind of return should I roughly expect?