Nate Sanow you could create a US based LLC in which you both purchase units.

The IRA owns the LLC and you would manage the LLC.

I really want them to pay me AT or before settlement otherwise they'll sell the properties and declare their LLC bankrupt.

Owned in LLC.  6 month loan

Based on my initial research, I may have an International Business Corporation (IBC) that is held by a Limited Liability Company (LLC).

My LLC is launched now and I'm wondering if any local investors can recommend a great tax accounting firm in the area?

It also sounds as though you did not do an LLC and choose to be treated as a Sub S corp, so the income will also come to you as Earned Income, and will also be subject to Self Employment Tax (although you might have already paid the maximum).I applaud your decision to set up some kind of system before you do anything like this again.  

Do people identify partners, set up an LLC (which could take weeks), find a property and then create the operating agreement to determine ownership?

I recently started a self directed ira and i need to find an operating agreement to use as a templet

I set out a series of smaller goals, and make movements towards them little by little.